Sacramento 95833 · Willowcreek · APN 274-0030-079-0000 · City of Sacramento
Zoned A in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $866,000 ($762,000–$970,000).
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jul 2, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
Accessory dwelling unit (new or conversion) (RES-2324630): Issued after 6 mo (1.9× the 97d median) — above the 75th percentile for accessory dwelling unit (new or conversion) permits in City of Sacramento (median 97d, 75th pct 172d, n=1,693).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$866,000
Benchmark range: $762,000 – $970,000
Closest lead: The Rivers (0.45 mi SE, issued). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$860/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
244 permits within ½ mile since November 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with City of Sacramento's planning department before relying on it.
Sources: City of Sacramento CDD, Zoning (retrieved Nov 11, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of A as agricultural, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
Permit issued and active for 4.5 yr (first record May 13, 2022), with no completion or new permit record in 4.5 yr. · 1 unit
Nearby remodel / interior alteration (1034 Waterford Dr): Declared valuation changed from (blank) to 20924
Record 26CAP00000005XV · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1034 Waterford Dr): First appeared in published agency feed
Record 26CAP00000005XV · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (215 Classic Ct): Status changed from Permitted to Finaled
Record 26CAP0000000315 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (215 Classic Ct): Issued date changed from 2026-06-09 to (blank)
Record 26CAP0000000315 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (1040 Waterford Dr): Status changed from Plan Check to Permitted
Record 26CAP00000005IH · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (1040 Waterford Dr): Issued date changed from (blank) to 2026-10-14
Record 26CAP00000005IH · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (2630 Baybridge St): First appeared in published agency feed
Record RES-2623822 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (2576 Campden Way): First appeared in published agency feed
Record RES-2623045 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (310 Unity Cir): Status changed from Issued to Finaled
Record RES-2616924 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2630 Baybridge St): First appeared in published agency feed
Record RES-2622154 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2755 Toronja Way): First appeared in published agency feed
Record RES-2622571 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2330 La Lima Way): First appeared in published agency feed
Record RES-2623455 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (2359 Wailea Pl): Description text was updated
Record RES-2620352 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2603 Burnaby Way): Status changed from Issued to Finaled
Record RES-2618355 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (21 Danrobin Ct): First appeared in published agency feed
Record RES-2621577 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full City of Sacramento development graph →High-impact scale (2 housing units, $1,500,000 declared valuation across 4 permits). current_status changed to "Finaled" in snapshot Nov 1, 2026.
Issued after 6 mo (1.9× the 97d median) — above the 75th percentile for accessory dwelling unit (new or conversion) permits in City of Sacramento (median 97d, 75th pct 172d, n=1,693).
Active in "Issued" for 4.5 yr (first record May 13, 2022) with no new permit activity recorded in 4.5 yr.
High-impact scale ($2,345,418 declared valuation across 22 permits).
High-impact scale ($954,906 declared valuation across 3 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 2,102 parcels
−45.9% YoY
City baseline: 30.4 / 1k
57 in trailing 24m
Includes 0 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Nicks Construction | Accessory dwelling unit (new or conversion) | 1 on parcel1 in ½ mi | $1,500,000 | 0 vs 0 prior |
| Charis Pools And Landscape | Pool / spa | 1 on parcel1 in ½ mi | $325,000 | 1 vs 0 prior |
| Beazer Homes Recent nearby: 2666 Alcove Way (Apr 4, 2023) | New single-family home | 84 in ½ mi | $26,615,209 |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 3,657 | 28d | 45d | 85d | 184d | 41d(vs 51d prior) |
| New duplex / half-plex | 115 | 82d | 184d | 416d | 575d | 144d(vs 361d prior) |
| New multifamily / condos / mixed-use | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
| Accessory dwelling unit (new or conversion) |
HUD Small Area Fair Market Rent · ZIP 95833
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($8,650/yr) + local voter-approved bond debt ($1,211/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$43,110/yr
Cash needed: $190,300
NOI: $9,377/yr
P&I: $4,374/mo
For $0/mo net cash flow
At $2,475/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $2,277/mo | −$3,877/mo | -24.4% | $7,689/mo | −$3,873/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,475/mo | −$3,593/mo | -22.7% | $7,116/mo | −$3,448/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,624/mo | −$3,429/mo | -21.6% | $6,951/mo | −$3,125/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties. In City of Sacramento: Sacramento Tenant Protection Program (City Code Ch. 5.156) — 5% + CPI (8.6% cap effective July 1, 2026) for covered pre-1995 multifamily units. Official program rules ↗
Finaled / completed2 unitsNov 17, 2023 – May 17, 2024
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
POOL & SPA
EPC - Inground pool/spa, fencing and landscape. Landscape approved under RES-2324630.
REVISION TO RES-2324630
EPC - REVISION TO RES-2324630- Revised As-Builts, requested from inspection,
REVISION TO RES-2324630
EPC - REVISION TO RES-2324630 Updated grading plan
New Duplex / ADU
EPC - Construct a New Duplex LIVABLE AREA: MAIN HOUSE LIVABLE - 4922 sq ft ADU IST FLOOR - 846 SQ FT / 2ND FLOOR 534 SQ FT - TOTAL 1380 SQ FT = TOTAL HABITALE SQ FT 6302 SQ FT UNCONDITIONED SPACE - -4 CAR GARAGE 1478 SQ FT / STORAGE 138 SQ FT = TOTAL UNCONDITIONED SPACE 1616 SQ FT COVERED AREA -- COVERED PRIMARY PATIO - 155 SQ FT / COVERED PATIO - 424 SQ FT / COVERED BACK YARD- 135 SQ FT / ENTRY PORCH -98 SQ FT = TOTAL COVERED AREA - 812 SQ FT SOLAR 9.2 KW SYSTEMS. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314, Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).” “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.” SEE REVISION RES-2419765 for revise grading plan - 9/6/24 - NCB) SEE REVISION RES-2511039 Revised As-Builts, requested from inspection,
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026 · Applied and issued dates come from the city's Applied and Issued permit datasets. The city publishes current status without a date, so status changes are dated by the window between our snapshots.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2024 | New Duplex / ADU(RES-2324630A) | SFA · Owner | — | 1 (May 17, 2024) | — | — |
| 2024 | New Duplex / ADU(RES-2324630B) | ADU · Renter | — | 1 (May 17, 2024) | — | — |
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From City of Sacramento's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: City of Sacramento CDD, Zoning · Geography: zoning district polygon at parcel point · Source updated Nov 11, 2026 · Retrieved Nov 11, 2026
0.69 acres
Assessor's classification for assessment purposes. This is not zoning.
2310 ORCHARD LN; 2320 ORCHARD LN
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 8, 2026 · Retrieved Nov 8, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 274-0030-079-0000. Shows direct levies and special assessments.
Search the city's permit system by address or record number
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| 18 vs 104 prior−83% |
| Connected Technology Recent nearby: 2807 Toronja Way (Oct 7, 2025) | Remodel / interior alteration | 12 in ½ mi | $36,074 | 117 vs 248 prior−53% |
| Premier Pools Sacramento Recent nearby: 11 Kittiwake Ct (Jul 22, 2025) | Pool / spa | 7 in ½ mi | $461,782 | 102 vs 121 prior−16% |
| Premier Pools Recent nearby: 181 Unity Cir (Feb 9, 2022) | Pool / spa | 6 in ½ mi | $256,275 | 0 vs 0 prior |
| Rafael Espinoza Recent nearby: 1433 Garden Hwy (Feb 14, 2021) | New single-family home | 5 in ½ mi | $1,124,401 | 2 vs 0 prior |
| Northwest Exteriors Recent nearby: 2251 La Lima Way (Jan 8, 2024) | Remodel / interior alteration | 5 in ½ mi | $107,601 | 22 vs 46 prior−52% |
| Rose Remodeling Recent nearby: 2465 Waters Edge Way (Oct 24, 2025) | Remodel / interior alteration | 5 in ½ mi | $87,745 | 86 vs 76 prior+13% |
| Phe Recent nearby: 3300 Swallows Nest Ln (Oct 25, 2023) | Remodel / interior alteration | 5 in ½ mi | $5,724 | 1 vs 52 prior−98% |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage) | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Pool / spaOn this parcel | 1,059 | 1d | 5d | 25d | 49d | 4d(vs 7d prior) |
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.