2118 Sternwheeler Way
Sacramento 95833 · Willowcreek · City of Sacramento · Coordinates: 38.60236, -121.54359
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 $504,000 ($444,000–$564,000).
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 (+$23,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest May 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home (0.37 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 (~$6,196/yr at $504,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$516/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:
- 4,847 sq ft (0.11 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03386
- Addresses on lot:
- 2118 STERNWHEELER WAY
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: $444,000 – $564,000 · 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)0.37 mi SE
Active in "Issued" for 6 yr (first record Nov 13, 2020) with no new permit activity recorded in 6 yr.
- New home (Issued)0.37 mi SE
Active in "Issued" for 6 yr (first record Nov 13, 2020) with no new permit activity recorded in 6 yr.
- New home (Issued)0.38 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)0.41 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: Jaguar Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); River City Patio Covers (1 on parcel, 1 in ½ mi · Addition (adds square footage)); David Fox Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Connected Technology (5 in ½ mi · Remodel / interior alteration); Premier Pools Sacramento (4 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2409683 | Addition (adds square footage) | Issued | Iss. May 6, 2024 | $3,680 | Install 10' x 16' (160 S/F) attached aluminum solid patio cover with electrical. (1 Ceiling fan) Water conserving fixtur… |
| RES-1908558 | HVAC / heat pump | Finaled | Iss. May 13, 2019 | $6,332 | Change-out Condenser/Coil Only (Split System) to Condenser/Coil Only (Split System). The existing unit shall be removed.… |
| RES-1905295 | Plumbing / water heater / sewer | Finaled | Iss. Mar 27, 2019 | $950 | Run @ 40 LF gas line from meter to fireplace . Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R3… |