Sacramento 95833 · Willowcreek · APN 274-0480-015-0000 · City of Sacramento
Zoned R-1-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $519,000 ($457,000–$581,000).
Zone R-1-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Apr 5, 2024).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$519,000
Benchmark range: $457,000 – $581,000
Closest lead: New home (0.39 mi S, issued). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$531/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 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.
236 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.
No ADU or new-home permits recorded within ¼ mile in this window.
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-1 as single-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.
Permit issued and active for 6 yr (first record Nov 13, 2020), with no completion or new permit record in 6 yr. · 1 unit
Permit issued and active for 6 yr (first record Nov 13, 2020), with no completion or new permit record in 6 yr. · 1 unit
Permit issued and active for 5.8 yr (first record Jan 20, 2021), with no completion or new permit record in 5.8 yr. · 1 unit
Permit issued and active for 4.2 yr (first record Aug 17, 2022), with no completion or new permit record in 4.2 yr. · 1 unit
Permit issued and active for 4.2 yr (first record Aug 17, 2022), with no completion or new permit record in 4.2 yr. · 1 unit
Permit issued and active for 2.9 yr (first record Dec 12, 2023), with no completion or new permit record in 2.9 yr. · 1 unit
Nearby other (1395 Riverbank Rd): Declared valuation changed from (blank) to 243250
Record 26CAP00000005U0 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (1395 Riverbank Rd): First appeared in published agency feed
Record 26CAP00000005X6 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (521 Bryte Ave): Status changed from Plan Check to Permitted
Record 26CAP00000005SQ · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (521 Bryte Ave): Issued date changed from (blank) to 2026-11-03
Record 26CAP00000005SQ · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (1340 Carrie St): First appeared in published agency feed
Record 26CAP00000005WA · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (505 Smilax Ave): No longer present in latest agency feed
Record 21CAP00000006IH · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (516 Myrtle Ave): Status changed from Permitted to Finaled
Record 26CAP00000004Z1 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (516 Myrtle Ave): Issued date changed from 2026-09-21 to (blank)
Record 26CAP00000004Z1 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (1395 Riverbank Rd): First appeared in published agency feed
Record 26CAP00000005U0 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (521 Bryte Ave): First appeared in published agency feed
Record 26CAP00000005SQ · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (3575 Wheelhouse Ave): Status changed from Issued to Finaled
Record RES-2620716 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (3365 Kittiwake Dr): Status changed from Issued to Finaled
Record RES-2617784 · 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 hvac / heat pump (15 Paddle Wheel Ct): Status changed from Issued to Finaled
Record RES-2616936 · 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
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 →Active in "Issued" for 2.2 yr (first record Aug 27, 2024) with no new permit activity recorded in 2.2 yr.
Active in "Issued" for 6 yr (first record Nov 13, 2020) with no new permit activity recorded in 6 yr.
Active in "Issued" for 6 yr (first record Nov 13, 2020) with no new permit activity recorded in 6 yr.
Active in "Issued" for 2.9 yr (first record Dec 12, 2023) with no new permit activity recorded in 2.9 yr.
Active in "Issued" for 5.8 yr (first record Jan 20, 2021) with no new permit activity recorded in 5.8 yr.
Active in "Issued" for 4.2 yr (first record Aug 17, 2022) with no new permit activity recorded in 4.2 yr.
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 |
|---|---|---|---|---|
| Hammerhead Pools | Pool / spa | 1 on parcel1 in ½ mi | $65,000 | 1 vs 5 prior |
| Todds Repair And Construction | HVAC / heat pump | 1 on parcel1 in ½ mi | $8,410 | 0 vs 3 prior |
| Connected Technology Recent nearby: 3724 W River Dr (Oct 17, 2025) | Remodel / interior alteration | 10 in ½ mi | $34,693 |
| 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 ($5,200/yr) + local voter-approved bond debt ($728/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.
−$18,243/yr
Cash needed: $114,400
NOI: $13,310/yr
P&I: $2,629/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 | −$1,805/mo | -18.9% | $4,796/mo | −$1,774/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,475/mo | −$1,520/mo | -15.9% | $4,439/mo | −$1,349/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 | −$1,357/mo | -14.2% | $4,336/mo | −$1,026/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 ↗
No Duct Work Permitted. Change-out Condenser/Coil Only (Split System) to Condenser/Coil Only (Split System). The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%.
Swimming Pool / SPA
EPC - 390 sqft In-ground gunite Swimming Pool and 36 sqft Spa; Smoke alarms and Carbon Monoxide detectors required.
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
0.15 acres
Assessor's classification for assessment purposes. This is not zoning.
3403 RIVER SHOAL AVE
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 274-0480-015-0000. 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.
| 117 vs 248 prior−53% |
| Premier Pools Sacramento Recent nearby: 2123 Sternwheeler Way (May 5, 2026) | Pool / spa | 7 in ½ mi | $522,506 | 102 vs 121 prior−16% |
| Premier Pools Recent nearby: 15 Blue Fern Ct (May 24, 2021) | Pool / spa | 6 in ½ mi | $266,871 | 0 vs 0 prior |
| Phoenix Construction Recent nearby: 1815 Garden Hwy (Jan 11, 2023) | Addition (adds square footage) | 4 in ½ mi | $339,000 | 0 vs 1 prior |
| Five Star Home Improvement Recent nearby: 12 Minnow Ct (May 14, 2018) | Addition (adds square footage) | 4 in ½ mi | $41,216 | 0 vs 1 prior |
| Db Home Design Recent nearby: 3306 Swallows Nest Ln (Feb 2, 2026) | Remodel / interior alteration | 3 in ½ mi | $350,717 | 7 vs 5 prior |
| Gvd Renovations Recent nearby: 3235 Spinning Rod Way (Sep 30, 2025) | Remodel / interior alteration | 3 in ½ mi | $100,209 | 19 vs 25 prior−24% |
| Halls Window Center Recent nearby: 1821 Garden Hwy (Nov 29, 2023) | Remodel / interior alteration | 3 in ½ mi | $68,622 | 26 vs 89 prior−71% |
| 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 alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Pool / spaOn this parcel | 1,059 | 1d | 5d | 25d | 49d | 4d(vs 7d prior) |
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.