Sacramento 95833 · Willowcreek · APN 274-0280-020-0000 · City of Sacramento
Zoned R-1A in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $470,000 ($414,000–$526,000).
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
Public building records show issued construction/renovation work on this parcel (2 total permits, latest May 14, 2021).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
350 ft SE in "Finaled / completed" stage — High-impact scale (2 housing units, $1,500,000 declared valuation across 4 permits). current_status changed to "Finaled" in snapshot Nov 1, 2026.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$470,000
Benchmark range: $414,000 – $526,000
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)
Remodel / interior alteration (RES-2003286): Issued after 15 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)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$484/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Since November 2024 within ½ mile: 1 homes completed; 1 commercial or mixed-use project.
2 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
276 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 R-1A as two-family residential, 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.
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 (3020 Endsley Ave): Status changed from Issued to Finaled
Record RES-2619340 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (60 Orchard Ct): Status changed from Ready-to-Issue to Expired Application
Record COM-2607497 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (27 Blue Fern Ct): First appeared in published agency feed
Record RES-2623095 · 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 pool / spa (3376 Calla Lily Way): Status changed from Processing to Issued
Record RES-2619931 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby pool / spa (3376 Calla Lily Way): Issued date changed from (blank) to 2026-10-06
Record RES-2619931 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby pool / spa (3376 Calla Lily Way): Description text was updated
Record RES-2619931 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby pool / spa (3376 Calla Lily Way): Project name changed from (blank) to INSTALL POOL
Record RES-2619931 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (3312 Calla Lily Way): First appeared in published agency feed
Record RES-2622839 · 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
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 →Issued after 15 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
High-impact scale (2 housing units, $1,500,000 declared valuation across 4 permits). current_status changed to "Finaled" in snapshot Nov 1, 2026.
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 |
|---|---|---|---|---|
| Vista Builders | Remodel / interior alteration | 1 on parcel1 in ½ mi | $48,000 | 0 vs 0 prior |
| Bill B Tanner | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $20,000 | 0 vs 0 prior |
| Beazer Homes Recent nearby: 2996 Endsley Ave (Sep 22, 2023) | New single-family home | 129 in ½ mi | $41,546,293 |
| 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 ($4,700/yr) + local voter-approved bond debt ($658/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.
−$14,639/yr
Cash needed: $103,400
NOI: $13,880/yr
P&I: $2,377/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 | −$1,504/mo | -17.5% | $4,377/mo | −$1,470/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,475/mo | −$1,220/mo | -14.2% | $4,051/mo | −$1,045/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 | −$1,056/mo | -12.3% | $3,957/mo | −$721/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 ↗
HSG 18-035957 Interior Remodel
EPC - EXPEDITED - HSG 18-035957 Interior Remodel: Replace 3 windows, 1 slider, new cut in door, remodel kitchen and remove load bearing walls, install 1 8x10 & 1 8x6 rough sawn beams and new footings, extend kitchen into dining room and install new island. Remodel bed/office-new entry and close in existing entry. Move refrigerator and water heater to old entry area. Move hall bath and move walls down floor plan, remove and replace fireplace to electric insert.
HSG Case 18-035957 : Interior remodel initiated without permit - Penalty Fee
HSG Case 18-035957: Work initiated without permit-penalty fee to apply-per Case manager, all work subject to field inspection, no plans are required. Interior remodel, new electrical / lighting , plumbing, doors, windows, fireplace insert and shower. Dry rot repairs to exterior / siding / new front door / new sliding glass door. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
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.
No housing activity reported to the State for this parcel (2018–2025 reports).
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
0.05 acres
Assessor's classification for assessment purposes. This is not zoning.
2324 WAILEA PL
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 274-0280-020-0000. 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 | 13 in ½ mi | $37,659 | 117 vs 248 prior−53% |
| Premier Pools Recent nearby: 181 Unity Cir (Feb 9, 2022) | Pool / spa | 7 in ½ mi | $308,918 | 0 vs 0 prior |
| Premier Pools Sacramento Recent nearby: 11 Kittiwake Ct (Jul 22, 2025) | Pool / spa | 6 in ½ mi | $432,792 | 102 vs 121 prior−16% |
| Northwest Exteriors Recent nearby: 2251 La Lima Way (Jan 8, 2024) | Remodel / interior alteration | 6 in ½ mi | $117,196 | 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% |
| Ev Electric Residential Merged: E V ELECTRIC RESIDENTIAL LLC · EV ELECTRIC RESIDENTIAL LLC Recent nearby: 2223 Shorebird Dr (May 20, 2024) | Remodel / interior alteration | 5 in ½ mi | $4,915 | 1 vs 219 prior−100% |
| 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 alterationOn this parcel | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Plumbing / water heater / sewerOn this parcel | 18,112 | 0d | 0d | 0d | 1d | 0d |
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.