241 Unity Cir
Sacramento 95833 · Willowcreek · City of Sacramento · Coordinates: 38.61373, -121.52467
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 $511,000 ($450,000–$572,000).
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
- ✓ Documented permitted upgrades (+$30,040 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Aug 6, 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: Gateway Plaza Phase II (0.38 mi E, in review). 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 (~$6,275/yr at $511,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$523/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:
- 4,921 sq ft (0.11 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03167
- Addresses on lot:
- 241 UNITY CIR
Zoning & Land Use
R-1A-PUD — Single-Unit or Duplex Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
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 06067C0157J, 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: $450,000 – $572,000 · 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
- Gateway Plaza Phase II (In review)0.38 mi E
In "In review" for 4.1 yr (since Sep 21, 2022), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($1,000,000 declared valuation across 10 permits).
- Accessory dwelling unit at 2320 Orchard Ln (Finaled / completed)0.45 mi SW
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: Clark Wagaman Designs (1 on parcel, 5 in ½ mi · Addition (adds square footage)); Freedom Forever (4 on parcel, 4 in ½ mi · Plan revision / deferred submittal); Beazer Homes (611 in ½ mi · New single-family home); Anton Building (18 in ½ mi · New multifamily / condos / mixed-use); Connected Technology (10 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2417192 | Addition (adds square footage) | Finaled | Iss. Aug 6, 2024 | $8,000 | Install 16x16 (256sf) patio cover with 1 fan. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R3… |
| RES-2317610 | Plan revision / deferred submittal | Complete | App. Aug 18, 2023 | — | Revision to #RES-2308677 - PV-7: Changed the feeder breaker size of subpanel from 40A to 60A with #76AWG wire. |
| RES-2313531 | Plan revision / deferred submittal | Complete | App. Jun 30, 2023 | — | REVISION TO RES-2308677 UPDATED WIRE SIZE FROM 10AWG TO 8AWG. |
| RES-2311336 | Plan revision / deferred submittal | Complete | App. Jun 5, 2023 | — | REVISION TO RES-2308677 1. PV-7. WE HAVE CHANGED THE WIRE SIZE FROM 3 AWG TO 6 AWG FOR NEW 40A BREAKER. |
| RES-2308677 |