2350 La Lima Way
Sacramento 95833 · Willowcreek · City of Sacramento · Coordinates: 38.60731, -121.52514
Executive Verdict · Public-Records Synthesis
Zoned R-1A-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $517,000 ($455,000–$579,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-PUD 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 (+$4,620 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest May 16, 2022).
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
New garage / accessory structure (RES-2103233): Issued after 5 mo (2.2× the 69d median) — above the 75th percentile for new garage / accessory structure permits in City of Sacramento (median 69d, 75th pct 132d, n=231).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Demolition at 0 Gateway Oaks Dr (0.49 mi E, 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 (~$6,344/yr at $517,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$529/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:
- 10,890 sq ft (0.25 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03167
- Addresses on lot:
- 2350 LA LIMA WAY
Zoning & Land Use
R-1A-PUD — 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: $455,000 – $579,000 · 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
- Demolition at 0 Gateway Oaks Dr (Issued)0.49 mi E
Active in "Issued" for 16 mo (first record Jul 23, 2025) with no new permit activity recorded in 14 mo. High-impact scale ($1,500,000 declared valuation across 7 permits).
- Accessory dwelling unit at 2320 Orchard Ln (Finaled / completed)0.19 mi W
High-impact scale (2 housing units, $1,500,000 declared valuation across 4 permits). current_status changed to "Finaled" in snapshot Nov 1, 2026.
- New garage / accessory structure (RES-2103233) (Expired Permit)On this parcel
Issued after 5 mo (2.2× the 69d median) — above the 75th percentile for new garage / accessory structure permits in City of Sacramento (median 69d, 75th pct 132d, n=231).
- The Rivers (Issued)0.35 mi S
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: Bonney Plumbing (2 on parcel, 4 in ½ mi · Remodel / interior alteration); Backyard Unlimited Construction (2 on parcel, 2 in ½ mi · New garage / accessory structure); Star Energy (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Beazer Homes (21 in ½ mi · New single-family home); Connected Technology (7 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2209382 | Remodel / interior alteration | Finaled | Iss. May 16, 2022 | $10,000 | EXPEDITED - EPC -7,5,3,3 Added bathroom and electrical in storage unit. |
| RES-2118463 | Plumbing / water heater / sewer | Expired Permit | Iss. Aug 24, 2021 | $16,500 | E-Permit: Drain Line replacement or repair, 50 L.F. Water Re-pipe, 30 L.F. |
| RES-2118440 | Electrical / panel | Finaled | Iss. Aug 24, 2021 | $9,092 | E-Permit: - Underground service, adding 3 outlets (120V). |
| RES-2103233 | New garage / accessory structure | Expired Permit | Iss. Jul 19, 2021 | $9,758 | EPC - New Detatched 200 SQ Ft Storage Shed |
| RES-2002098 | Plumbing / water heater / sewer |