2324 Ivy Vine Way
Sacramento 95833 · Willowcreek · City of Sacramento · Coordinates: 38.60879, -121.53846
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 $499,000 ($439,000–$559,000).
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 (+$7,807 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest May 15, 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)
- ! Delayed or open permit activity on this parcel
Solar / battery storage (RES-2309084): Issued after 2 mo — slower than 90% of solar / battery storage permits in City of Sacramento (median 3d, 90th pct 27d, n=3,950).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$6,139/yr at $499,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$512/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:
- 6,315 sq ft (0.14 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03163
- Addresses on lot:
- 2324 IVY VINE 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 06067C0160J, 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: $439,000 – $559,000 · 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
- Solar / battery storage (RES-2309084) (Finaled)On this parcel
Issued after 2 mo — slower than 90% of solar / battery storage permits in City of Sacramento (median 3d, 90th pct 27d, n=3,950).
Entity-resolved builders & contractors in ½ mile: Connected Technology (1 on parcel, 10 in ½ mi · Remodel / interior alteration); Greiner Heating Air And Electric (1 on parcel, 3 in ½ mi · Remodel / interior alteration); Greiner Heating Air Solar Energy (2 on parcel, 2 in ½ mi · HVAC / heat pump); Nexus Energy (2 on parcel, 2 in ½ mi · Plan revision / deferred submittal); Five Or Free Electrical Solutions (1 on parcel, 1 in ½ mi · Electrical / panel).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2509879 | HVAC / heat pump | Finaled | Iss. May 15, 2025 | $25,200 | No Duct Work Permitted. Change-out Split System to Split System (all-electric heat pump). The existing unit shall be rem… |
| RES-2408500 | HVAC / heat pump | Expired Permit | Iss. Apr 25, 2024 | $25,200 | No Duct Work Permitted. Change-out Furnace Only (Split System) to Split System. Add 220v circuit for air handler in atti… |
| RES-2401354 | HVAC / heat pump | Finaled | Iss. Jan 19, 2024 | $8,200 | Water Heater/Electrical Permit: 65 gallon heat pump water heater and 220 electrical panel added for heat pump water hea… |
| RES-2318802 | Plan revision / deferred submittal | Complete | App. Sep 5, 2023 | $15,000 | REVISION TO RES-2309084- REVISED SLD TO SHOW PV BREAKER IN NEW 125A SUB PANEL. |