3595 Wheelhouse Ave
Sacramento 95833 · Willowcreek · City of Sacramento · Coordinates: 38.60135, -121.54460
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 $516,000 ($454,000–$578,000).
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 (+$27,881 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jun 18, 2026).
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)
- ! Delayed or open permit activity on this parcel
Solar / battery storage (RES-2607124): Issued after 2 mo — slower than 90% of solar / battery storage permits in City of Sacramento (median 3d, 90th pct 27d, n=3,950).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 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 (~$6,332/yr at $516,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$528/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:
- 5,802 sq ft (0.13 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03386
- Addresses on lot:
- 3595 WHEELHOUSE 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: $454,000 – $578,000 · 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
- Solar / battery storage (RES-2607124) (Finaled)On this parcel
Issued after 2 mo — slower than 90% of solar / battery storage permits in City of Sacramento (median 3d, 90th pct 27d, n=3,950).
- New home (Issued)0.37 mi SE
Active in "Issued" for 6.3 yr (first record Jul 23, 2020) with no new permit activity recorded in 6.3 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)0.37 mi SE
Active in "Issued" for 6 yr (first record Nov 13, 2020) with no new permit activity recorded in 6 yr.
Entity-resolved builders & contractors in ½ mile: Connected Technology (1 on parcel, 4 in ½ mi · Remodel / interior alteration); Alvarez Quality Construction (1 on parcel, 1 in ½ mi · Solar / battery storage); Tesla Energy Operations (1 on parcel, 1 in ½ mi · Solar / battery storage); Infinity Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); Premier Pools (3 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2607124 | Solar / battery storage | Finaled | Iss. Jun 18, 2026 | $20,741 | 0kw Solar PV System, 27 kw PV Storage System Size and 0gal Solar WH System (water heater installed null). All supply sid… |
| RES-2516331 | Remodel / interior alteration | Finaled | Iss. Sep 15, 2025 | $795 | Add new 40 amp circuit and run approximately 10’ 8 AWG wire in ¾” EMT conduit with 10 AWG ground to new Chargepoint Home… |
| RES-2326825 | Solar / battery storage | Finaled | Iss. Dec 20, 2023 | $28,000 | 6.48kw Solar PV System, and 0gal Solar WH System (water heater installed null).All supply side connections, main breaker… |
| RES-2321827 | Solar / battery storage | Expired Permit | Iss. Oct 16, 2023 | $16,000 | 6.48kw Solar PV System, and 0gal Solar WH System (water heater installed null). All supply side connections, main breake… |