2320 Orchard Ln
Sacramento 95833 · Willowcreek · City of Sacramento · Coordinates: 38.60798, -121.52853
Executive Verdict · Public-Records Synthesis
Zoned A in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $866,000 ($762,000–$970,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$268,959 contributory est.)
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)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (A99, all of the lot of lot)
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)
- ! Delayed or open permit activity on this parcel
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)
- ! 1 slow or stalled nearby project within ½ mile
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)
- ! Year 1 Prop 13 tax reset (~$10,322/yr at $866,000)
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
Parcel & Assessor
- Lot size:
- 30,230 sq ft (0.69 ac)
- Assessor use:
- Residential · Two Family · Duplex
- Tax rate area:
- 03167
- Addresses on lot:
- 2310 ORCHARD LN; 2320 ORCHARD LN
Zoning & Land Use
A — Agricultural Zone (O)
2040 General Plan: Neighborhood (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned A (agricultural): ADUs are allowed if the zone allows a home, which depends on the zone's rules.
- SB 9: two homes on the lotUnlikely
Zoned A (agricultural), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned A (agricultural), not a single-family residential zone.
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 A99: 1% annual chance flood (Special Flood Hazard Area) (all of the lot) · FIRM panel 06067C0157J, 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: $762,000 – $970,000 · Status: Off market
HUD Small Area FMR (ZIP 95833) · FY 2026
Studio $1,920 · 1BR $2,020 · 2BR $2,480 · 3BR $3,300 · 4BR $3,810
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 2320 Orchard Ln (Finaled / completed)On this parcel
High-impact scale (2 housing units, $1,500,000 declared valuation across 4 permits). current_status changed to "Finaled" in snapshot Nov 1, 2026.
- Accessory dwelling unit (new or conversion) (RES-2324630) (Finaled)On this parcel
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).
- The Rivers (Issued)0.45 mi SE
Active in "Issued" for 4.5 yr (first record May 13, 2022) with no new permit activity recorded in 4.5 yr.
- River Oaks Marketplace (Finaled / completed)0.47 mi N
High-impact scale ($2,345,418 declared valuation across 22 permits).
Entity-resolved builders & contractors in ½ mile: Nicks Construction (1 on parcel, 1 in ½ mi · Accessory dwelling unit (new or conversion)); Charis Pools And Landscape (1 on parcel, 1 in ½ mi · Pool / spa); Beazer Homes (84 in ½ mi · New single-family home); Connected Technology (12 in ½ mi · Remodel / interior alteration); Premier Pools Sacramento (7 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (4 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2510900 | Pool / spa | Finaled | Iss. Jul 2, 2025 | $325,000 | EPC - Inground pool/spa, fencing and landscape. Landscape approved under RES-2324630. |
| RES-2511039 | Plan revision / deferred submittal | Expired Application | App. May 29, 2025 | — | EPC - REVISION TO RES-2324630- Revised As-Builts, requested from inspection, |
| RES-2419765 | Plan revision / deferred submittal | Complete | App. Sep 6, 2024 | — | EPC - REVISION TO RES-2324630 Updated grading plan |
| RES-2324630 | Accessory dwelling unit (new or conversion) | Finaled | Iss. May 17, 2024 |