Sacramento 95833 · Willowcreek · APN 225-3120-066-0000 · City of Sacramento
Zoned R-1A-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $471,000 ($414,000–$528,000).
Zone R-1A-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Mar 27, 2024).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Zone A99: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$471,000
Benchmark range: $414,000 – $528,000
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$485/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Since November 2024 within ½ mile: 1 commercial or mixed-use project.
1 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
133 permits within ½ mile since November 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
No ADU or new-home permits recorded within ¼ mile in this window.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with City of Sacramento's planning department before relying on it.
Sources: City of Sacramento CDD, Zoning (retrieved Nov 11, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of R-1A as two-family residential, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
Nearby plan revision / deferred submittal (2630 Baybridge St): First appeared in published agency feed
Record RES-2623822 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (3020 Endsley Ave): Status changed from Issued to Finaled
Record RES-2619340 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (60 Orchard Ct): Status changed from Ready-to-Issue to Expired Application
Record COM-2607497 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby ev charger (2580 W El Camino Ave 9105): First appeared in published agency feed
Record COM-2623241 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (310 Unity Cir): Status changed from Issued to Finaled
Record RES-2616924 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2630 Baybridge St): First appeared in published agency feed
Record RES-2622154 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (2767 Dockside St): Status changed from Issued to Expired Permit
Record RES-2519993 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Latest published Zillow Home Value Index (ZHVI) update
Changed from $451,611 in September 2025 to $448,368 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95833 (not a parcel appraisal)
60 Orchard Ct · $50,000 valuation
Records span Jun 29, 2022 to Dec 4, 2025 (7 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Annual ZIP 95833 home-value index checkpoint
Changed from $471,466 in September 2024 to $451,611 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95833 (not a parcel appraisal)
Annual ZIP 95833 home-value index checkpoint
Changed from $461,854 in September 2023 to $471,466 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95833 (not a parcel appraisal)
Remodel / interior alteration permit issued (RES-2405430)
2973 Honey Opal Ave / EV CHARGER
Installation of a hardwired Juicebox 32 Connector on a new 40 amp circuit using 8/2 NM cable. All supply side connections, main breaker change-out, and/or panel upgrade will require a second inspection. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314, Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).” · Declared valuation: $675 · Contractor: E V Electric Residential Llc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
2892 Edgeview Dr · 1 unit · $303,915 valuation
Records span Nov 29, 2022 to Mar 25, 2024 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2860 Edgeview Dr · 1 unit · $334,664 valuation
Records span Nov 9, 2020 to Mar 21, 2024 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2852 Edgeview Dr · 1 unit · $376,921 valuation
Records span Nov 29, 2022 to Mar 21, 2024 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full City of Sacramento development graph →No active projects on this parcel or within ½ mile currently exceed empirical 75th-percentile review-time thresholds or high-scale alerts.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 2,102 parcels
−45.9% YoY
City baseline: 30.4 / 1k
57 in trailing 24m
Includes 0 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Beazer Homes | New single-family home | 2 on parcel612 in ½ mi | $183,843,510 | 18 vs 104 prior−83% |
| Ev Electric Residential Merged: E V ELECTRIC RESIDENTIAL LLC · EV ELECTRIC RESIDENTIAL LLC | Remodel / interior alteration | 1 on parcel9 in ½ mi | $7,150 | 1 vs 219 prior−100% |
| Sunpower | Remodel / interior alteration |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family homeOn this parcel | 3,657 | 28d | 45d | 85d | 184d | 41d(vs 51d prior) |
| New duplex / half-plex | 115 | 82d | 184d | 416d | 575d | 144d(vs 361d prior) |
| New multifamily / condos / mixed-use | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
HUD Small Area Fair Market Rent · ZIP 95833
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($4,700/yr) + local voter-approved bond debt ($658/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$14,639/yr
Cash needed: $103,400
NOI: $13,880/yr
P&I: $2,377/mo
For $0/mo net cash flow
At $2,475/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $2,277/mo | −$1,504/mo | -17.5% | $4,377/mo | −$1,470/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,475/mo | −$1,220/mo | -14.2% | $4,051/mo | −$1,045/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,624/mo | −$1,056/mo | -12.3% | $3,957/mo | −$721/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties. In City of Sacramento: Sacramento Tenant Protection Program (City Code Ch. 5.156) — 5% + CPI (8.6% cap effective July 1, 2026) for covered pre-1995 multifamily units. Official program rules ↗
Finaled / completed1 unitsOct 15, 2019 – Nov 7, 2019
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
2973 Honey Opal Ave / EV CHARGER
Installation of a hardwired Juicebox 32 Connector on a new 40 amp circuit using 8/2 NM cable. All supply side connections, main breaker change-out, and/or panel upgrade will require a second inspection. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314, Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).”
The Cove-Plan 2-SOLAR
3.5kw Solar PV System, 10 PANELS, All supply side connections, main breaker change-out, and/or panel upgrade will require a second inspection. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314, Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).”
REVISION TO RES-1919910
REVISION TO RES-1919910, PREVIOUSLY LABELED "RIGHT OF WAY" LINE IS NOW LABELED AS "PROPERTY LINE", SET BACK DIMENSIONS NOW HAVE +/- ADDED.
Westward @ The Cove Plan 3 (V597)
PLAN 3/LOT 135-New 2 story single family residence. First floor: 1261, Second floor: 940 plus bonus room : 231, Garage: 431, Covered porch: 66, Covered patio: 99 Second floor balcony: 48. The landscaping for this project is required to be in compliance with the city’s Water Efficient Landscape Ordinance 15.92. Per Title 24 Solar required. SOLAR to be issued under separate permit. *(SEE RES-1924487 - REVISION TO RES-1919910, PREVIOUSLY LABELED "RIGHT OF WAY" LINE IS NOW LABELED AS "PROPERTY LINE", SET BACK DIMENSIONS NOW HAVE +/- ADDED.)*
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026 · Applied and issued dates come from the city's Applied and Issued permit datasets. The city publishes current status without a date, so status changes are dated by the window between our snapshots.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2019 | Westward @ The Cove Plan 3 (V597)(RES-1919910) | SFD · Owner | — | 1 (Nov 7, 2019) | — | — |
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From City of Sacramento's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: City of Sacramento CDD, Zoning · Geography: zoning district polygon at parcel point · Source updated Nov 11, 2026 · Retrieved Nov 11, 2026
0.07 acres
Assessor's classification for assessment purposes. This is not zoning.
2973 HONEY OPAL AVE
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 8, 2026 · Retrieved Nov 8, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 225-3120-066-0000. Shows direct levies and special assessments.
Search the city's permit system by address or record number
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| 1 on parcel2 in ½ mi |
| $20,000 |
| 0 vs 1 prior |
| Anton Building Recent nearby: 2745 Orchard Ln (Jul 29, 2019) | New multifamily / condos / mixed-use | 18 in ½ mi | $44,254,508 | 0 vs 0 prior |
| Connected Technology Recent nearby: 2790 Mossy Creek St (Jun 24, 2026) | Remodel / interior alteration | 7 in ½ mi | $6,086 | 117 vs 248 prior−53% |
| Jad Constructon Recent nearby: 2952 Weald Way (Jun 21, 2018) | Remodel / interior alteration | 6 in ½ mi | $76,920 | 14 vs 0 prior |
| Hilbers Recent nearby: 3341 W El Camino Ave (Nov 14, 2022) | Commercial tenant improvement | 4 in ½ mi | $4,158,898 | 1 vs 7 prior |
| Jeff Gunnell Construction Recent nearby: 2870 Gateway Oaks Dr (Jan 26, 2017) | Commercial tenant improvement | 4 in ½ mi | $2,940,054 | 19 vs 8 prior+138% |
| Clark Wagaman Designs Recent nearby: 241 Unity Cir (Aug 6, 2024) | Addition (adds square footage) | 4 in ½ mi | $24,666 | 14 vs 41 prior−66% |
| Icon General Contractors Recent nearby: 2880 Gateway Oaks Dr (Mar 30, 2021) | Commercial tenant improvement | 3 in ½ mi | $437,755 | 39 vs 62 prior−37% |
| Accessory dwelling unit (new or conversion) | 1,693 | 57d | 97d | 172d | 284d | 97d(vs 103d prior) |
| Addition (adds square footage) | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alterationOn this parcel | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Solar / battery storageOn this parcel | 3,950 | 0d | 3d | 8d | 27d | 2d |
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.