160 Soaring Hawk Ln
Sacramento 95833 · Willowcreek · City of Sacramento · Coordinates: 38.60962, -121.52899
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 $454,000 ($400,000–$508,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-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
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Jul 24, 2025, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Active nearby investment (Accessory dwelling unit at 2320 Orchard Ln)
0.12 mi S in "Finaled / completed" stage — High-impact scale (2 housing units, $1,500,000 declared valuation across 4 permits). current_status changed to "Finaled" in snapshot Nov 1, 2026.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
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)
- ! Year 1 Prop 13 tax reset (~$5,626/yr at $454,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$469/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:
- 2,427 sq ft (0.06 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03301
- Addresses on lot:
- 160 SOARING HAWK LN
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 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: $400,000 – $508,000 · 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
- Accessory dwelling unit at 2320 Orchard Ln (Finaled / completed)0.12 mi S
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 (Finaled / completed)0.36 mi N
High-impact scale ($2,345,418 declared valuation across 22 permits).
- River Oaks Marketplace - McDonald (Finaled / completed)0.36 mi N
High-impact scale ($954,906 declared valuation across 3 permits).
Entity-resolved builders & contractors in ½ mile: Halls Window Center (1 on parcel, 5 in ½ mi · Remodel / interior alteration); Phe (1 on parcel, 5 in ½ mi · Remodel / interior alteration); Sacramento Window And Door (1 on parcel, 1 in ½ mi · Windows / doors / siding); Cabs Heating And Air Conditioning (1 on parcel, 1 in ½ mi · HVAC / heat pump); Beazer Homes (254 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-2515493 | Windows / doors / siding | Finaled | Iss. Jul 24, 2025 | $32,976 | Window Permit: Remove 10 vinyl windows and replace with 10 composite windows. All operations to remain the same. White … |
| RES-2313117 | Remodel / interior alteration | Expired Permit | Iss. Jun 27, 2023 | $1,600 | Installation of Autel Maxi Charger 50 for EV Charging in Garage. Carbon monoxide & Smoke alarms required. Reference CRC … |
| RES-2211524 | HVAC / heat pump | Finaled | Iss. Jun 1, 2022 | $17,724 | Change-out w/new ducts Split System to Split System. The existing unit shall be removed. The new unit shall be placed in… |
| RES-1716757 | Windows / doors / siding | Finaled | Iss. Sep 14, 2017 | $8,450 | C/O PATIO DOOR LIKE FOR LIKE (NAIL FINISH). Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314 |