4105 Wheatley Cir
Sacramento 95838 · Del Paso Heights · City of Sacramento · Coordinates: 38.64210, -121.43503
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 $463,000 ($407,000–$519,000).
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 6,970 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Apr 6, 2022, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Del Paso Heights
27 substantial renovation & housing permits over 24 months (21.1 per 1,000 parcels vs. 30.4 citywide baseline) (#1 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Del Paso Heights)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. 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 1131 Jessie Ave (0.34 mi NW, issued). 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 (~$5,728/yr at $463,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$477/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:
- 6,970 sq ft (0.16 ac)
- Assessor use:
- Residential · Two Family · Duplex
- Tax rate area:
- 03158
- Addresses on lot:
- 4105 WHEATLEY CIR; 4109 WHEATLEY CIR
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 6,970 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: minimal flood hazard (all of the lot) · FIRM panel 06067C0068H, 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: $407,000 – $519,000 · 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 1131 Jessie Ave (Issued)0.34 mi NW
Active in "Issued" for 13 mo (first record Sep 30, 2025) with no new permit activity recorded in 13 mo. project_name changed to "Plan 1429A LOT 41 Jessie- Archer Estates" in snapshot Nov 1, 2026.
- New home at 1119 Jessie Ave (Issued)0.36 mi W
Active in "Issued" for 13 mo (first record Sep 30, 2025) with no new permit activity recorded in 13 mo. project_name changed to "Plan 2388A LOT 39 Jessie- Archer Estates" in snapshot Nov 1, 2026.
- New home at 1113 Jessie Ave (Issued)0.37 mi W
Active in "Issued" for 13 mo (first record Sep 30, 2025) with no new permit activity recorded in 13 mo. project_name changed to "Plan 2686C Jessie- lot 38 Archer Estates" in snapshot Nov 1, 2026.
- New home at 1101 Jessie Ave (Issued)0.39 mi W
Active in "Issued" for 13 mo (first record Oct 17, 2025) with no new permit activity recorded in 12 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Barrys Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Ew Carroll And Sons (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Angel Electric (1 on parcel, 1 in ½ mi · Electrical / panel); KB Home Sacramento (91 in ½ mi · New single-family home); Reynen And Bardis Homes (35 in ½ mi · New single-family home).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2206940 | Plumbing / water heater / sewer | Expired Permit | Iss. Apr 6, 2022 | $4,000 | AA: Water Service replacement or repair, 30 L.F. |
| RES-2204397 | Electrical / panel | Finaled | Iss. Feb 28, 2022 | $1,915 | E-Permit: existing panel 100 Amps - Overhead service, new main panel 100 Amps, Reuse Existing weather head/masthead work… |
| RES-1708129 | Plumbing / water heater / sewer | Expired Permit | Iss. May 16, 2017 | $2,000 | Water Heater -Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located outside building, within Existing… |