1633 Dreher St
Sacramento 95811 · City of Sacramento · Coordinates: 38.59078, -121.47692
Executive Verdict · Public-Records Synthesis
Zoned R-1B-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $572,000 ($486,000–$658,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1B-SPD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$11,416 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Dec 30, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: reduced flood risk due to levee)
all of the lot of the parcel intersects Zone X: reduced flood risk due to levee. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Grower's District Multi-Family Site 215 (0.2 mi SW, entitled). 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 (~$6,971/yr at $572,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$581/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:
- 4,792 sq ft (0.11 ac)
- Assessor use:
- Residential · Single Family · Non-Subdivision
- Tax rate area:
- 03083
- Addresses on lot:
- 1633 DREHER ST
Zoning & Land Use
R-1B-SPD — Single-Unit or Duplex Dwelling Zone (R)
2040 General Plan: Residential Mixed Use (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-1B (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-1B (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-1B (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 X: reduced flood risk due to levee (all of the lot) · FIRM panel 06067C0180J, 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: $486,000 – $658,000 · Status: Off market
HUD Small Area FMR (ZIP 95811) · FY 2026
Studio $1,840 · 1BR $1,930 · 2BR $2,380 · 3BR $3,170 · 4BR $3,650
Nearby Activity (½ mile radius, since November 2024)
5 active or recent development projects (8 housing units across completed, permitted, and pipeline stages) and 61 total building permits recorded within ½ mile.
- Demolition6 permits
- Additions & renovations7 permits
- Building systems37 permits
- Repairs1 permit
- Other10 permits
Developments Deserving Closer Investigation & Active Area Builders
- Grower's District Multi-Family Site 215 (Entitled)0.2 mi SW
In "Entitled" for 4.3 yr (since Jul 15, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (70 housing units, $10,346,547 declared valuation across 2 permits).
- GD Site 200 (Fee estimate)0.24 mi W
In "Fee estimate" for 4.4 yr (since Jun 3, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (100 housing units, $16,250,000 declared valuation across 4 permits).
- Chinatown Alley Duplex (Entitled)0.45 mi S
In "Entitled" for 5.2 yr (since Sep 14, 2021), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
- C street (Entitled)0.5 mi SW
In "Entitled" for 7.8 yr (since Jan 17, 2019), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Entity-resolved builders & contractors in ½ mile: American Home Energy Savers (1 on parcel, 1 in ½ mi · Roof replacement); Safe Step Walk In Tub (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Service Monster (1 on parcel, 1 in ½ mi · Roof replacement); Barnard Electric (1 on parcel, 1 in ½ mi · Solar / battery storage); Midstate Construction (31 in ½ mi · New multifamily / condos / mixed-use).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2527411 | Remodel / interior alteration | Finaled | Iss. Dec 30, 2025 | $9,500 | REPLACE EXISTING TUB WITH A WALK IN TUB, INSTALL 1 NEW 20-AMP CIRCUIT FOR THE TUB OUTLET, DRYWALL PATCH. Water conservin… |
| RES-2305154 | Roof replacement | Finaled | Iss. Mar 15, 2023 | $14,295 | No Duct Work Permitted. Change-out Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be p… |
| RES-2105674 | Solar / battery storage | Finaled | Iss. Mar 22, 2021 | $6,000 | 2.45kw Solar PV System, and 0gal Solar WH System (water heater installed null). All supply side connections, main breake… |
| RES-2105282 | Roof replacement | Finaled | Iss. Mar 12, 2021 | $7,400 | E-Permit: Tear Off - Yes, Resheet - No, 3 layer(s), 10 squares of Composite Class A. In-progress inspection required if … |