Sacramento 95833 · Willowcreek · APN 274-0560-002-0000 · City of Sacramento
Zoned R-1A-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $505,000 ($444,000–$566,000).
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
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Sep 25, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
0.34 mi E 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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$505,000
Benchmark range: $444,000 – $566,000
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)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$517/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.
298 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.
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-1A as two-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.
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 plumbing / water heater / sewer (2755 Toronja Way): First appeared in published agency feed
Record RES-2622571 · 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
Nearby pool / spa (3376 Calla Lily Way): Issued date changed from (blank) to 2026-10-06
Record RES-2619931 · 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): Description text was updated
Record RES-2619931 · 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): Project name changed from (blank) to INSTALL POOL
Record RES-2619931 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (3312 Calla Lily Way): First appeared in published agency feed
Record RES-2622839 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (2359 Wailea Pl): Description text was updated
Record RES-2620352 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2269 Swainson Way): Status changed from Issued to Finaled
Record RES-2614839 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (3365 Kittiwake Dr): Status changed from Issued to Finaled
Record RES-2617790 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2510900 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby pool / spa (2461 Waters Edge Way): Status changed from Plan Check Target to Issued
Record RES-2621078 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby pool / spa (2461 Waters Edge Way): Issued date changed from (blank) to 2026-10-14
Record RES-2621078 · 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 →High-impact scale (2 housing units, $1,500,000 declared valuation across 4 permits). current_status changed to "Finaled" in snapshot Nov 1, 2026.
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 |
|---|---|---|---|---|
| Chriswell Home Improvements | Windows / doors / siding | 3 on parcel3 in ½ mi | $14,259 | 8 vs 14 prior−43% |
| Yancey | Plumbing / water heater / sewer | 1 on parcel2 in ½ mi | $73,988 | 38 vs 46 prior−17% |
| A Cool Air | HVAC / heat pump | 1 on parcel |
| 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 ($5,050/yr) + local voter-approved bond debt ($707/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.
−$17,162/yr
Cash needed: $111,100
NOI: $13,481/yr
P&I: $2,554/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 | −$1,715/mo | -18.5% | $4,670/mo | −$1,683/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,475/mo | −$1,430/mo | -15.4% | $4,323/mo | −$1,258/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 | −$1,267/mo | -13.7% | $4,222/mo | −$934/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 ↗
3269 KESTRAL WAY - BATHROOM REMODEL
REMODEL OF EXISTING MASTER BATHROOM. THE WORK WILL INCLUDE: REMOVAL OF EXISTING CASEWORK, NON-STRUCTURAL HALF WALL, WATER CLOSET, SINKS, BATHTUB, SHOWER, AND FINISHES. INSTALLATION OF NEW FINISHES, CASEWORK, SINKS, WATER CLOSET, WALK-IN SHOWER, FREESTANDING BATHTUB, AND LIGHTING FIXTURES. WATER CONSERVING FIXTURES ARE REQUIRED TO BE INSTALLED THROUGHOUT THIS RESIDENCE PER SB 407 (NOTE: RESIDENCES BUILT AFTER JANUARY 1, 1994, ARE EXEMPT). CARBON MONOXIDE & SMOKE ALARMS REQUIRED. REFERENCE CRC SECTIONS R310.1 & R311.1. ALL WORK IS SUBJECT TO FIELD INSPECTION.
No Duct Work Permitted. Change-out Split System to 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%.
R/R 1 WINDOW
R/R 1 window, like for like. The egress windows will meet the code requirements enforced at the time the structure was permitted. The structure was built in (2000). Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION.
3269 KESTRAL WAY - C/O 5 WINDOWS
C/O 5 windows retrofit, like for like. The egress windows will meet the code requirements enforced at the time the structure was permitted. The structure was built in (2000). Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION.
3269 Kestral Way res window permit minor no plans
Window Permit: Resize wall window-make smaller. Resize and install standard door. No structural changes made. The egress windows will meet the code requirements enforced at the time the structure was permitted. The structure was built in 2000. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
3269 KESTRAL WAY - 12 WINDOWS
Remove 12 windows, install 12 LIKE FOR LIKE retro fit windows with no change in size or operation. The egress windows will meet the code requirements enforced at the time the structure was permitted. The structure was built in (2000). Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
MOSTAFA KHONDAKAR remodel
Downstairs hall bath remodel, install GFCI, replace shower area, sink, and toilet. “Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).” Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
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
0.18 acres
Assessor's classification for assessment purposes. This is not zoning.
3269 KESTRAL WAY
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 274-0560-002-0000. 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.
| $19,800 |
| 0 vs 0 prior |
| Nico Pro Construction | Remodel / interior alteration | 1 on parcel1 in ½ mi | $12,536 | 3 vs 2 prior |
| Vl Tile | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $11,550 | 0 vs 0 prior |
| Connected Technology Recent nearby: 2807 Toronja Way (Oct 7, 2025) | Remodel / interior alteration | 12 in ½ mi | $36,719 | 117 vs 248 prior−53% |
| Premier Pools Sacramento Recent nearby: 11 Kittiwake Ct (Jul 22, 2025) | Pool / spa | 6 in ½ mi | $442,997 | 102 vs 121 prior−16% |
| Premier Pools Recent nearby: 15 Blue Fern Ct (May 24, 2021) | Pool / spa | 6 in ½ mi | $280,390 | 0 vs 0 prior |
| Northwest Exteriors Recent nearby: 2251 La Lima Way (Jan 8, 2024) | Remodel / interior alteration | 6 in ½ mi | $90,252 | 22 vs 46 prior−52% |
| Phe Recent nearby: 3300 Swallows Nest Ln (Oct 25, 2023) | Remodel / interior alteration | 5 in ½ mi | $5,724 | 1 vs 52 prior−98% |
| 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 alterationOn this parcel | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| HVAC / heat pumpOn this parcel | 19,324 | 0d | 0d | 0d | 2d | 0d |
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.