2461 Waters Edge Way
Sacramento 95833 · Willowcreek · City of Sacramento · Coordinates: 38.61018, -121.53039
Executive Verdict · Public-Records Synthesis
Zoned R-1-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $520,000 ($458,000–$582,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1-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 (+$20,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Oct 14, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Active nearby investment (Accessory dwelling unit at 2320 Orchard Ln)
0.18 mi 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)
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)
- ! Year 1 Prop 13 tax reset (~$6,378/yr at $520,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$532/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:
- 7,951 sq ft (0.18 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03163
- Addresses on lot:
- 2461 WATERS EDGE WAY
Zoning & Land Use
R-1-PUD — Single-Unit 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-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned R-1, a single-family residential zone. FEMA Special Flood Hazard Area (Zone A99) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned R-1, a single-family residential zone. The lot is 7,951 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone A99) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
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: $458,000 – $582,000 · 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)0.18 mi SE
High-impact scale (2 housing units, $1,500,000 declared valuation across 4 permits). current_status changed to "Finaled" in snapshot Nov 1, 2026.
- River Oaks Marketplace (Finaled / completed)0.3 mi N
High-impact scale ($2,345,418 declared valuation across 22 permits).
- River Oaks Marketplace - McDonald (Finaled / completed)0.31 mi N
High-impact scale ($954,906 declared valuation across 3 permits).
Entity-resolved builders & contractors in ½ mile: Northwest Exteriors (1 on parcel, 7 in ½ mi · Remodel / interior alteration); Bonney Plumbing (2 on parcel, 6 in ½ mi · Remodel / interior alteration); Oc Poolscapes (1 on parcel, 1 in ½ mi · Pool / spa); Beazer Homes (279 in ½ mi · New single-family home); Anton Building (18 in ½ mi · New multifamily / condos / mixed-use).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2621078 | Pool / spa | Issued | Iss. Oct 14, 2026 | $35,000 | IN-GROUND POOL, 200 SQFT. Carbon monoxide & Smoke alarms required. Reference CRC sections R310 & R311. ALL WORK SUBJECT… |
| RES-2605652 | HVAC / heat pump | Issued | Iss. Mar 23, 2026 | $20,916 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-2125649 | Windows / doors / siding | Finaled | Iss. Dec 6, 2021 | $11,876 | Change Out 9 Windows, 2 Patio doors like for like Carbon monoxide & Smoke alarms required. Reference CRC sections R315 … |
| RES-2122233 | Plumbing / water heater / sewer | Finaled | Iss. Oct 14, 2021 | $3,197 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, relocate to inside building, screening not required. |