4894 Wind Creek Dr
Sacramento 95838 · Robla · City of Sacramento · Coordinates: 38.65612, -121.44617
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 $415,000 ($365,000–$465,000).
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 6,882 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
- ✓ Documented permitted upgrades (+$5,120 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest May 12, 2022).
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: New home at 550 Regis Dr (0.39 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 (~$5,181/yr at $415,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$432/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:
- 6,882 sq ft (0.16 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03293
- Addresses on lot:
- 4894 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 6,882 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: $365,000 – $465,000 · 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)0.39 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.
- Accessory dwelling unit at 1013 Pinedale Ave (Entitled)0.38 mi NE
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 (Entitled)0.39 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 at 4991 Dry Creek Rd (Entitled)0.42 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).
Entity-resolved builders & contractors in ½ mile: All Sides Home Improvement (1 on parcel, 1 in ½ mi · Windows / doors / siding); Sunrun Installation Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Ketsavong Construction (1 on parcel, 1 in ½ mi · Windows / doors / siding); 5 Star Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Vek Construction (17 in ½ mi · New single-family home).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2209921 | Windows / doors / siding | Finaled | Iss. May 12, 2022 | $33,000 | REMOVE AND REPLACE 500 SQ FT OF DAMAGED SIDING WITH (N) OSB. INSTSALL (N) MOISTURE BARRIER OVER SIDING AND (N) OSB. INST… |
| RES-2204864 | Plumbing / water heater / sewer | Finaled | Iss. Mar 5, 2022 | $1,390 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |
| RES-1722174 | Solar / battery storage | Finaled | Iss. Dec 5, 2017 | $10,399 | 5.7kw Solar PV System, and 0gal Solar WH System (water heater installed null). Install 5.7kw Roof Top Solar PV System w/… |
| RES-1715220 | Windows / doors / siding | Expired Permit | Iss. Aug 21, 2017 | $9,500 | INSTALLING INSULATED VINYL SIDING 1631 SQ FT. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R3… |