15 Blue Fern Ct
Sacramento 95833 · Willowcreek · City of Sacramento · Coordinates: 38.61120, -121.53808
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 $519,000 ($457,000–$581,000).
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 (+$21,057 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Aug 30, 2024).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Active nearby investment (River Oaks Marketplace - McDonald)
0.42 mi NE in "Finaled / completed" stage — High-impact scale ($954,906 declared valuation across 3 permits).
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 (~$6,367/yr at $519,000)
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
Parcel & Assessor
- Lot size:
- 7,620 sq ft (0.17 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03163
- Addresses on lot:
- 15 BLUE FERN 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: $457,000 – $581,000 · 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
- River Oaks Marketplace - McDonald (Finaled / completed)0.42 mi NE
High-impact scale ($954,906 declared valuation across 3 permits).
- River Oaks Marketplace (Finaled / completed)0.45 mi NE
High-impact scale ($2,345,418 declared valuation across 22 permits).
Entity-resolved builders & contractors in ½ mile: Premier Pools (1 on parcel, 5 in ½ mi · Pool / spa); Joseph The Handyman (1 on parcel, 1 in ½ mi · HVAC / heat pump); Connected Technology (9 in ½ mi · Remodel / interior alteration); Premier Pools Sacramento (6 in ½ mi · Pool / spa); Hilbers (4 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2419069 | HVAC / heat pump | Finaled | Iss. Aug 30, 2024 | $14,990 | C/O Gas to Electric conversion 4 ton heat pump split system like for like, minor duct modifications The existing unit sh… |
| RES-2109684 | Pool / spa | Finaled | Iss. May 24, 2021 | $52,643 | EPC - Installing In ground Gunite Swimming Pool @ 450 sf ;Stamped Concrete decking @ 500 sf ; Electrical run for pool eq… |