290 Soaring Hawk Ln
Sacramento 95833 · Willowcreek · City of Sacramento · Coordinates: 38.60957, -121.52816
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 $486,000 ($428,000–$544,000).
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
- ✓ Documented permitted upgrades (+$15,750 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Mar 23, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Active nearby investment (Accessory dwelling unit at 2320 Orchard Ln)
0.11 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 (~$5,990/yr at $486,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$499/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:
- 3,695 sq ft (0.08 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03301
- Addresses on lot:
- 290 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: $428,000 – $544,000 · 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
Nearby Activity (½ mile radius, since November 2024)
1 active or recent development project and 256 total building permits recorded within ½ mile.
- New construction1 permit
- Demolition1 permit
- Additions & renovations45 permits
- Building systems185 permits
- Repairs5 permits
- Other19 permits
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 2320 Orchard Ln (Finaled / completed)0.11 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.
Entity-resolved builders & contractors in ½ mile: South Placer Heating And Air (2 on parcel, 2 in ½ mi · HVAC / heat pump); Es Solar (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Banconn Enterprise (1 on parcel, 1 in ½ mi · General repair); Beazer Homes (259 in ½ mi · New single-family home); Connected Technology (13 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2605680 | Solar / battery storage | Finaled | Iss. Mar 23, 2026 | $35,000 | Reviewed by SolarApp+ 11kw Solar PV System, 27 kw PV Storage System Size and nullgal Solar WH System (water heater insta… |
| RES-2307102 | HVAC / heat pump | Finaled | Iss. Apr 11, 2023 | $20,784 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-2305953 | General repair | Finaled | Iss. Mar 29, 2023 | $6,132 | Upper and Lower Bedroom water damage repairs: 100 S/F of insulation, 150 S/F of drywall, baseboards, floor coverings rep… |
| RES-2204362 | HVAC / heat pump | Expired Permit | Iss. Feb 28, 2022 | $20,784 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |