3382 Shearwater Dr
Sacramento 95833 · Willowcreek · City of Sacramento · Coordinates: 38.60544, -121.53844
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 $499,000 ($439,000–$559,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Jun 4, 2020, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home (0.44 mi S, issued). 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 (~$6,139/yr at $499,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$512/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:
- 7,824 sq ft (0.18 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03371
- Addresses on lot:
- 3382 SHEARWATER DR
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: $439,000 – $559,000 · 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
- New home (Issued)0.44 mi S
Active in "Issued" for 2.2 yr (first record Aug 27, 2024) with no new permit activity recorded in 2.2 yr.
- New home (Issued)0.47 mi S
Active in "Issued" for 2.9 yr (first record Dec 12, 2023) with no new permit activity recorded in 2.9 yr.
- New home (Issued)0.47 mi S
Active in "Issued" for 6 yr (first record Nov 13, 2020) with no new permit activity recorded in 6 yr.
- New home (Issued)0.48 mi S
Active in "Issued" for 5.8 yr (first record Jan 20, 2021) with no new permit activity recorded in 5.8 yr.
Entity-resolved builders & contractors in ½ mile: Sierra Valley Home (1 on parcel, 1 in ½ mi · HVAC / heat pump); Connected Technology (10 in ½ mi · Remodel / interior alteration); Premier Pools Sacramento (7 in ½ mi · Pool / spa); Premier Pools (6 in ½ mi · Pool / spa); Phoenix Construction (4 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2009401 | HVAC / heat pump | Finaled | Iss. Jun 4, 2020 | $8,790 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |