3447 River Shoal Ave
Sacramento 95833 · Willowcreek · City of Sacramento · Coordinates: 38.60431, -121.54162
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 $479,000 ($422,000–$536,000).
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 (+$6,080 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Apr 12, 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: New home (0.41 mi SE, 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 (~$5,911/yr at $479,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$493/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:
- 4,024 sq ft (0.09 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03386
- Addresses on lot:
- 3447 RIVER SHOAL AVE
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: $422,000 – $536,000 · 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)0.41 mi SE
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)0.42 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)0.43 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)0.44 mi SE
Active in "Issued" for 2.9 yr (first record Dec 12, 2023) with no new permit activity recorded in 2.9 yr.
Entity-resolved builders & contractors in ½ mile: Sunrun Installation Services (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Greiner Heating Air Solar Energy (2 on parcel, 2 in ½ mi · HVAC / heat pump); Connected Technology (8 in ½ mi · Remodel / interior alteration); Premier Pools Sacramento (6 in ½ mi · Pool / spa); Phoenix Construction (4 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2407877 | HVAC / heat pump | Finaled | Iss. Apr 12, 2024 | $8,790 | HVAC Permit: Replacing existing AC, coil & furnace with new heat pump and air handler. The existing unit shall be remo… |
| RES-2403224 | HVAC / heat pump | Finaled | Iss. Feb 15, 2024 | $7,700 | INSTALL 65 GAL HEAT PUMP WATER HEATER, ADD 220V CIRCUIT IN MAIN PANEL FOR HPWH. Water heater change out. Carbon monoxide… |
| RES-2001804 | Solar / battery storage | Finaled | Iss. Feb 4, 2020 | $16,954 | 6.09kw Solar PV System, and 0gal Solar WH System (water heater installed null). Carbon monoxide & Smoke alarms required… |