11 Kittiwake Ct
Sacramento 95833 · Willowcreek · City of Sacramento · Coordinates: 38.60638, -121.53627
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 $552,000 ($486,000–$618,000).
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 (+$55,390 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Nov 10, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Active nearby investment (Accessory dwelling unit at 2320 Orchard Ln)
0.43 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)
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 (~$6,743/yr at $552,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$562/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:
- 7,197 sq ft (0.17 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03163
- Addresses on lot:
- 11 KITTIWAKE CT
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: $486,000 – $618,000 · 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)0.43 mi E
High-impact scale (2 housing units, $1,500,000 declared valuation across 4 permits). current_status changed to "Finaled" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Premier Pools Sacramento (2 on parcel, 6 in ½ mi · Pool / spa); Love And Care Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Home Depot USA (1 on parcel, 1 in ½ mi · Windows / doors / siding); Connected Technology (11 in ½ mi · Remodel / interior alteration); Premier Pools (5 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2523569 | Windows / doors / siding | Finaled | Iss. Nov 10, 2025 | $4,675 | Remove and Replace 1 patio door with retrofit vinyl patio door. |
| RES-2515223 | Pool / spa | Expired Permit | Iss. Jul 22, 2025 | $25,000 | EOTC - new inground gunite spa with gas heater. Pool on separate permit |
| RES-2515204 | Plan revision / deferred submittal | Complete | App. Jul 18, 2025 | — | EPC - REVISION TO RES-2513529- New equipment pad location, Updated utility run layout (Spa on separate permit) |
| RES-2513529 | Pool / spa | Expired Permit | Iss. Jun 27, 2025 | $75,396 | EOTC - In ground Gunite swimming pool-448 SF SEE REVISION REVISION RES-2515204-New equipment pad location,Updated uti… |
| RES-2313999 |