12 Minnow Ct
Sacramento 95833 · Willowcreek · City of Sacramento · Coordinates: 38.61035, -121.53614
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 $532,000 ($468,000–$596,000).
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 (+$34,920 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Feb 15, 2024).
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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: River Oaks/The Cove front-loaded lot house plans (0.45 mi NE, entitled). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
- ! Year 1 Prop 13 tax reset (~$6,515/yr at $532,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$543/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:
- 7,299 sq ft (0.17 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03163
- Addresses on lot:
- 12 MINNOW CT
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 7,299 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 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: $468,000 – $596,000 · 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/The Cove front-loaded lot house plans (Entitled)0.45 mi NE
In "Entitled" for 8.5 yr (since May 24, 2018), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (63 housing units across 0 permits).
- Accessory dwelling unit at 2320 Orchard Ln (Finaled / completed)0.44 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.
- River Oaks Marketplace - McDonald (Finaled / completed)0.38 mi NE
High-impact scale ($954,906 declared valuation across 3 permits).
- River Oaks Marketplace (Finaled / completed)0.4 mi NE
High-impact scale ($2,345,418 declared valuation across 22 permits).
Entity-resolved builders & contractors in ½ mile: Five Star Home Improvement (1 on parcel, 4 in ½ mi · Addition (adds square footage)); Sierra Pacific Home And Comfort (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Cookie Cutter Pools (1 on parcel, 1 in ½ mi · Pool / spa); Water Heater Experts (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Beazer Homes (21 in ½ mi · New single-family home).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2403385 | Plumbing / water heater / sewer | Finaled | Iss. Feb 15, 2024 | $7,487 | Change-out installation of Gas - 050 gallon to Gas - Tankless, located inside building, screening not required. |
| RES-1808702 | Addition (adds square footage) | Finaled | Iss. May 14, 2018 | $10,304 | PRE-FABRICATED 448 SQFT ATTACHED PATIO COVER WITH ELECTRICAL Carbon monoxide & Smoke alarms required. Reference CRC sec… |
| RES-1719795 | Solar / battery storage | Finaled | Iss. Oct 25, 2017 | $6,586 | install roof top pool solar. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. “Water cons… |
| RES-1708163 | Pool / spa | Finaled | Iss. May 16, 2017 | $39,710 | NEW 540SF IN GROUND GUNITE POOL. Carbon monoxide & Smoke alarms required. Reference 2016 CRC sections R315 & R314 |