4927 Wind Creek Dr
Sacramento 95838 · Robla · City of Sacramento · Coordinates: 38.65606, -121.44714
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 $406,000 ($357,000–$455,000).
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 5,201 sq ft lot. Local precedent is active with 3 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$4,800 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Aug 5, 2025).
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)
- ! Delayed or open permit activity on this parcel
Plan revision / deferred submittal (SUB-1615746): Pending in review for 10.1 yr (90.2× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New home at 550 Regis Dr (0.34 mi W, 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 (~$5,078/yr at $406,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$423/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:
- 5,201 sq ft (0.12 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03293
- Addresses on lot:
- 4927 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 5,201 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 06067C0064J, 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: $357,000 – $455,000 · 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
- New home at 550 Regis Dr (In review)0.34 mi W
In "In review" for 16 mo (since Jul 16, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Expired Application" in snapshot Nov 1, 2026.
- Plan revision / deferred submittal (SUB-1615746) (Abandoned)On this parcel
Pending in review for 10.1 yr (90.2× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- New home (Entitled)0.34 mi W
In "Entitled" for 7.6 yr (since Apr 5, 2019), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home (Entitled)0.4 mi NW
In "Entitled" for 5.7 yr (since Feb 19, 2021), 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: Bath Fitter Northern California (1 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Solarcity (1 on parcel, 1 in ½ mi · Solar / battery storage); Jaecin Heating And Cooling (1 on parcel, 1 in ½ mi · HVAC / heat pump); ARS American Residential Services Of California (1 on parcel, 1 in ½ mi · HVAC / heat pump); 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-2516415 | HVAC / heat pump | Finaled | Iss. Aug 5, 2025 | $7,262 | No Duct Work Permitted. Change-out Furnace Only (Split System) to Furnace Only (Split System). The existing unit shall b… |
| RES-2014242 | HVAC / heat pump | Finaled | Iss. Aug 11, 2020 | $8,600 | No Duct Work Permitted. Change-out Condenser/Coil Only (Split System) to Condenser/Coil Only (Split System). The existin… |
| RES-1615900 | Solar / battery storage | Finaled | Iss. Oct 4, 2016 | $10,962 | 7.42kw Solar PV System, and 0gal Solar WH System (water heater installed null). permit includes Supply side connection … |
| SUB-1615746 | Plan revision / deferred submittal | Abandoned | App. Sep 29, 2016 | $3,500 | EPC Submittal - Remodel of Residential Building - install 1 layer of shingles over existing roofing system approximate 1… |