2301 Wailea Pl
Sacramento 95833 · Willowcreek · City of Sacramento · Coordinates: 38.60788, -121.53027
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 $460,000 ($405,000–$515,000).
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
- ✓ Documented permitted upgrades (+$3,609 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Dec 29, 2021).
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
Remodel / interior alteration (RES-2109114): Issued after 2 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: River Oaks/The Cove front-loaded lot house plans (0.48 mi N, entitled). 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 (~$5,694/yr at $460,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$475/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:
- 2,614 sq ft (0.06 ac)
- Assessor use:
- Residential · Single Family · Planned Unit Development
- Tax rate area:
- 03167
- Addresses on lot:
- 2301 WAILEA PL
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) (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: $405,000 – $515,000 · 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
- River Oaks/The Cove front-loaded lot house plans (Entitled)0.48 mi N
In "Entitled" for 8.5 yr (since May 24, 2018), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (63 housing units across 0 permits).
- Remodel / interior alteration (RES-2109114) (Finaled)On this parcel
Issued after 2 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- Accessory dwelling unit at 2320 Orchard Ln (Finaled / completed)500 ft E
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)0.49 mi SE
Active in "Issued" for 4.5 yr (first record May 13, 2022) with no new permit activity recorded in 4.5 yr.
Entity-resolved builders & contractors in ½ mile: Delta Breeze Air Conditioning And Heating (1 on parcel, 1 in ½ mi · Roof replacement); C And V Contractors (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Beazer Homes (43 in ½ mi · New single-family home); Connected Technology (11 in ½ mi · Remodel / interior alteration); Premier Pools (7 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2127209 | Roof replacement | Finaled | Iss. Dec 29, 2021 | $8,940 | No Duct Work Permitted. Change-out Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be p… |
| RES-2109114 | Remodel / interior alteration | Finaled | Iss. Jul 7, 2021 | $8,202 | EPC - Cut-in new 9 0 5 0 XOX window in living room. Carbon monoxide & Smoke alarms required. Reference CRC sections R315… |