2951 Endsley Ave
Sacramento 95833 · Willowcreek · City of Sacramento · Coordinates: 38.61606, -121.52703
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 $570,000 ($502,000–$638,000).
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 (+$24,776 contributory est.)
Public building records show issued construction/renovation work on this parcel (16 total permits, latest Apr 12, 2022).
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)
- ! Delayed or open permit activity on this parcel
Electrical / panel (COM-2107081): Issued after 6 mo — slower than 90% of electrical / panel permits in City of Sacramento (median 0d, 90th pct 5d, n=11,023).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$6,948/yr at $570,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$579/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:
- 43,560 sq ft (1.00 ac)
- Assessor use:
- Residential · Common Area
- Tax rate area:
- 03163
- Addresses on lot:
- 2951 ENDSLEY 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: $502,000 – $638,000 · 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
- Electrical / panel (COM-2107081) (Finaled)On this parcel
Issued after 6 mo — slower than 90% of electrical / panel permits in City of Sacramento (median 0d, 90th pct 5d, n=11,023).
- Electrical / panel (COM-2102543) (Finaled)On this parcel
Issued after 7 mo — slower than 90% of electrical / panel permits in City of Sacramento (median 0d, 90th pct 5d, n=11,023).
- Solar / battery storage (COM-2009320) (Expired Permit)On this parcel
Issued after 2 mo — slower than 90% of solar / battery storage permits in City of Sacramento (median 3d, 90th pct 27d, n=3,950).
- Pool / spa (COM-2005828) (Expired Permit)On this parcel
Issued after 3 mo (18.4× the 5d median) — slower than 90% of pool / spa permits in City of Sacramento (median 5d, 90th pct 49d, n=1,059).
Entity-resolved builders & contractors in ½ mile: Beazer Homes (4 on parcel, 615 in ½ mi · New single-family home); Sunpower (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Hci (2 on parcel, 2 in ½ mi · Fire alarm / sprinkler); Red Leaf Developments (1 on parcel, 1 in ½ mi · Pool / spa); Anton Building (18 in ½ mi · New multifamily / condos / mixed-use).
Permit & Project History on This Parcel (16 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2207704 | Plan revision / deferred submittal | Complete | App. Apr 12, 2022 | — | EPC - Revision to COM-2107081; Additional grading sheets added to approved landscape set |
| COM-2207474 | Plan revision / deferred submittal | Complete | App. Apr 8, 2022 | — | EPC - Revision to COM-2102543; Minor changes to Lot 'Q' and additional grading sheets for landscape areas A lighted boll… |
| COM-2107081 | Electrical / panel | Finaled | Iss. Sep 21, 2021 | $757,130 | EPC - On-Site Landscape Improvements for The Cove/River Oaks Phase 3B. Included in these plans is layout, irrigation, pl… |
| COM-2102543 | Electrical / panel | Finaled | Iss. Sep 14, 2021 | $995,820 | EPC - Landscape improvement plans for a new residential building, including low pilasters, planting, electrical, lightin… |