2807 Toronja Way
Sacramento 95833 · Willowcreek · City of Sacramento · Coordinates: 38.60653, -121.52728
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 $493,000 ($434,000–$552,000).
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 (+$16,260 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Oct 7, 2025).
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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: The Rivers (0.33 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 (~$6,070/yr at $493,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$506/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:
- 4,356 sq ft (0.10 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03167
- Addresses on lot:
- 2807 TORONJA 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: $434,000 – $552,000 · 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)0.12 mi NW
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)0.33 mi SE
Active in "Issued" for 4.5 yr (first record May 13, 2022) with no new permit activity recorded in 4.5 yr.
- New home (Issued)0.38 mi SE
Active in "Issued" for 13 mo (first record Oct 3, 2025) with no new permit activity recorded in 13 mo.
- New home (Issued)0.39 mi SE
Active in "Issued" for 2 yr (first record Nov 21, 2024) with no new permit activity recorded in 2 yr.
Entity-resolved builders & contractors in ½ mile: Connected Technology (1 on parcel, 8 in ½ mi · Remodel / interior alteration); Bell Brothers Heating And Air (2 on parcel, 4 in ½ mi · Remodel / interior alteration); Nrg Clean Power (2 on parcel, 2 in ½ mi · Plan revision / deferred submittal); Descor (6 in ½ mi · Commercial tenant improvement); Premier Pools Sacramento (6 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2519647 | Remodel / interior alteration | Finaled | Iss. Oct 7, 2025 | $795 | Add new 60 amp circuit and run approx. 10' 6 AWG wire in 3/4" EMT conduit with 10 AWG ground to new enphase for ev charg… |
| RES-2308293 | Plan revision / deferred submittal | Complete | App. Apr 26, 2023 | — | REVISION TO RES-2302170- Main Panel Service from 200A Bus with a 200A MCB changed to 225A Bus with a 125A MCB. |
| RES-2302170 | Solar / battery storage | Finaled | Iss. Feb 6, 2023 | $42,000 | 7.2kw Solar PV System, and 0gal Solar WH System (water heater installed null).All supply side connections, main breaker … |
| RES-2210115 | HVAC / heat pump | Expired Permit | Iss. May 13, 2022 | $4,760 | Change-out Ducts Only to Ducts Only. The existing unit shall be removed. The new unit shall be placed in the same locati… |