2245 Orchard Ln
Sacramento 95833 · Willowcreek · City of Sacramento · Coordinates: 38.60747, -121.52977
Executive Verdict · Public-Records Synthesis
Zoned R-1A in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $489,000 ($430,000–$548,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Aug 5, 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)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (A99, about 97% 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)
- ! 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 (~$6,025/yr at $489,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$502/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:
- 695,653 sq ft (15.97 ac)
- Assessor use:
- Residential · Common Area
- Tax rate area:
- 03167
- Addresses on lot:
- 2245 ORCHARD LN
Zoning & Land Use
R-1A — Single-Unit or Duplex 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-1A (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling 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) (about 97% of the lot); Zone AE: 1% annual chance flood (Special Flood Hazard Area) (about 3% 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: $430,000 – $548,000 · 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)400 ft NE
High-impact scale (2 housing units, $1,500,000 declared valuation across 4 permits). current_status changed to "Finaled" in snapshot Nov 1, 2026.
- 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)0.49 mi N
High-impact scale ($2,345,418 declared valuation across 22 permits).
- River Oaks Marketplace - McDonald (Finaled / completed)0.49 mi N
High-impact scale ($954,906 declared valuation across 3 permits).
Entity-resolved builders & contractors in ½ mile: Garick Air Conditioning Service (1 on parcel, 1 in ½ mi · HVAC / heat pump); Advanced Roof Design (1 on parcel, 1 in ½ mi · Roof replacement); Beazer Homes (17 in ½ mi · New single-family home); Connected Technology (11 in ½ mi · Remodel / interior alteration); Northwest Exteriors (7 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2215714 | Roof replacement | Finaled | Iss. Aug 5, 2022 | $5,700 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 3.5 squares of TPO Single Ply. CRRC: 0676-0001 |
| COM-1803651 | HVAC / heat pump | Expired Application | App. Feb 27, 2018 | $7,691 | HVAC C/O rooftop heat pump package unit C/O, AC-2 like for like. new unit will be 4ton capacity. |