2318 Wailea Pl
Sacramento 95833 · Willowcreek · City of Sacramento · Coordinates: 38.60829, -121.52968
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 $449,000 ($395,000–$503,000).
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
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Mar 19, 2017, 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, 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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: The Rivers (0.5 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 (~$5,569/yr at $449,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$464/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:
- 2,178 sq ft (0.05 ac)
- Assessor use:
- Residential · Single Family · Planned Unit Development
- Tax rate area:
- 03167
- Addresses on lot:
- 2318 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: $395,000 – $503,000 · 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)350 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)0.5 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)0.44 mi N
High-impact scale ($2,345,418 declared valuation across 22 permits).
- River Oaks Marketplace - McDonald (Finaled / completed)0.44 mi N
High-impact scale ($954,906 declared valuation across 3 permits).
Entity-resolved builders & contractors in ½ mile: Advanced Roof Design (2 on parcel, 2 in ½ mi · Roof replacement); Cam Construction Partners (1 on parcel, 1 in ½ mi · Windows / doors / siding); Beazer Homes (96 in ½ mi · New single-family home); Connected Technology (13 in ½ mi · Remodel / interior alteration); Premier Pools (7 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-1704119 | Roof replacement | Finaled | Iss. Mar 19, 2017 | $11,310 | E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 13 squares of Composite Class A. Replaces expired permit RES-160715… |
| COM-1613449 | Windows / doors / siding | Finaled | Iss. Sep 7, 2016 | $2,800 | Spot replace siding and trim due to dry rot damage all repairs to be like for like. Units 2308, 2310, 2312,2314, 2316 a… |
| RES-1607159 | Roof replacement | Expired Permit | Iss. May 9, 2016 | $10,661 | E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 18 squares of Composite Class A. In-progress inspection required if… |