4857 Wind Creek Dr
Sacramento 95838 · Robla · City of Sacramento · Coordinates: 38.65673, -121.44406
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $400,000 ($352,000–$448,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 4,977 sq ft lot. Local precedent is active with 2 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Mar 13, 2025, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: reduced flood risk due to levee)
all of the lot of the parcel intersects Zone X: reduced flood risk due to levee. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Santa Ana Avenue Warehouse (0.47 mi E, in review). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
- ! Year 1 Prop 13 tax reset (~$5,010/yr at $400,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$418/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:
- 4,977 sq ft (0.11 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03293
- Addresses on lot:
- 4857 WIND CREEK DR
Zoning & Land Use
R-1 — Single-Unit 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-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R-1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R-1, a single-family residential zone. The lot is 4,977 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
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 X: reduced flood risk due to levee (all of the lot) · FIRM panel 06067C0062H, effective August 16, 2012
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $352,000 – $448,000 · Status: Off market
HUD Small Area FMR (ZIP 95838) · FY 2026
Studio $1,610 · 1BR $1,690 · 2BR $2,080 · 3BR $2,770 · 4BR $3,190
Developments Deserving Closer Investigation & Active Area Builders
- Santa Ana Avenue Warehouse (In review)0.47 mi E
In "In review" for 5 yr (since Oct 27, 2021), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($1,802,284 declared valuation across 3 permits).
- Accessory dwelling unit at 1013 Pinedale Ave (Entitled)0.29 mi N
In "Entitled" for 3.8 yr (since Jan 13, 2023), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 4991 Dry Creek Rd (Entitled)0.3 mi E
In "Entitled" for 7.8 yr (since Jan 7, 2019), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 4933 Dry Creek Rd New SFR (Entitled)0.31 mi E
In "Entitled" for 5.9 yr (since Dec 9, 2020), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Entity-resolved builders & contractors in ½ mile: Super Brothers Plumbing Heating And Air (2 on parcel, 2 in ½ mi · HVAC / heat pump); Capital City Solar Electric (1 on parcel, 1 in ½ mi · Solar / battery storage); Cabs Heating And Air Conditioning (1 on parcel, 1 in ½ mi · HVAC / heat pump); Gubruds Electrical Contracting (1 on parcel, 1 in ½ mi · Electrical / panel); Vek Construction (17 in ½ mi · New single-family home).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2505057 | Electrical / panel | Expired Permit | Iss. Mar 13, 2025 | $200 | E-Permit: - Underground service, adding 1 outlets (240V). |
| RES-2500149 | HVAC / heat pump | Finaled | Iss. Jan 3, 2025 | $17,905 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |
| RES-2427219 | Solar / battery storage | Withdrawn | Iss. Dec 18, 2024 | $18,999 | Install 13.5 ESS (1 Tesla Powerwall 3). All supply side connections, main breaker change-out, and/or panel upgrade will … |
| RES-2106792 | HVAC / heat pump | Finaled | Iss. Apr 1, 2021 | $6,000 | Change-out w/new ducts Ducts Only to Ducts Only. The existing unit shall be removed. The new unit shall be placed in the… |
| RES-1913950 |