190 Unity Cir
Sacramento 95833 · Willowcreek · City of Sacramento · Coordinates: 38.61335, -121.52553
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 $515,000 ($453,000–$577,000).
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 (+$33,800 contributory est.)
Public building records show issued construction/renovation work on this parcel (11 total permits, latest Dec 30, 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 (0.42 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 (~$6,321/yr at $515,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$527/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:
- 4,900 sq ft (0.11 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03167
- Addresses on lot:
- 190 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: $453,000 – $577,000 · 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)0.42 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)0.4 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: Brower Mechanical (4 on parcel, 4 in ½ mi · HVAC / heat pump); California Custom Sunrooms And Patio Covers (2 on parcel, 3 in ½ mi · Addition (adds square footage)); Brower Mechanical CA (3 on parcel, 3 in ½ mi · HVAC / heat pump); American Home Energy Savers (2 on parcel, 3 in ½ mi · Electrical / panel); Beazer Homes (611 in ½ mi · New single-family home).
Permit & Project History on This Parcel (11 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2427991 | HVAC / heat pump | Finaled | Iss. Dec 30, 2024 | $17,000 | No Duct Work Permitted. Change-out Split System to Mini-Split System. The existing unit shall be removed. The new unit s… |
| RES-2400863 | Plan revision / deferred submittal | Complete | App. Jan 11, 2024 | — | Revision To-RES-2323974 Panel location changed from original plans. All else is the same. |
| RES-2323974 | Solar / battery storage | Finaled | Iss. Nov 17, 2023 | $15,000 | 5.76kw Solar PV System, and 0gal Solar WH System (water heater installed null). All supply side connections, main breake… |
| RES-2315297 | Plumbing / water heater / sewer | Finaled | Iss. Jul 23, 2023 | $2,600 | Change-out installation of Gas - 050 gallon to Electric - 052 gallon, located inside building, screening not required. |