2973 Honey Opal Ave
Sacramento 95833 · Willowcreek · City of Sacramento · Coordinates: 38.61751, -121.52728
Executive Verdict · Public-Records Synthesis
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).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$6,422 contributory est.)
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)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (A99, all of the lot of lot)
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)
- ! Year 1 Prop 13 tax reset (~$5,819/yr at $471,000)
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
Parcel & Assessor
- Lot size:
- 3,200 sq ft (0.07 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03163
- Addresses on lot:
- 2973 HONEY OPAL AVE
Zoning & Land Use
R-1A-PUD — Single-Unit or Duplex Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-1A (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Not in a State-mapped fire hazard severity zone
- FEMA National Flood Hazard Layer
- Zone A99: 1% annual chance flood (Special Flood Hazard Area) (all of the lot) · FIRM panel 06067C0157J, effective June 16, 2015
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $414,000 – $528,000 · Status: Off market
HUD Small Area FMR (ZIP 95833) · FY 2026
Studio $1,920 · 1BR $2,020 · 2BR $2,480 · 3BR $3,300 · 4BR $3,810
Developments Deserving Closer Investigation & Active Area Builders
Entity-resolved builders & contractors in ½ mile: Beazer Homes (2 on parcel, 612 in ½ mi · New single-family home); Ev Electric Residential (1 on parcel, 9 in ½ mi · Remodel / interior alteration); Sunpower (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Anton Building (18 in ½ mi · New multifamily / condos / mixed-use); Connected Technology (7 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2405430 | Remodel / interior alteration | Expired Permit | Iss. Mar 27, 2024 | $675 | Installation of a hardwired Juicebox 32 Connector on a new 40 amp circuit using 8/2 NM cable. All supply side connection… |
| RES-2009011 | Solar / battery storage | Finaled | Iss. May 29, 2020 | $10,000 | 3.5kw Solar PV System, 10 PANELS, All supply side connections, main breaker change-out, and/or panel upgrade will requir… |
| RES-1924487 | Plan revision / deferred submittal | Complete | App. Dec 17, 2019 | — | REVISION TO RES-1919910, PREVIOUSLY LABELED "RIGHT OF WAY" LINE IS NOW LABELED AS "PROPERTY LINE", SET BACK DIMENSIONS N… |
| RES-1919910 | New single-family home |