515 Meister Way
Sacramento 95819 · East Sacramento · City of Sacramento · Coordinates: 38.57890, -121.44302
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $963,000 ($847,000–$1,079,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 8,710 sq ft lot. Local precedent is active with 6 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$177,144 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Feb 12, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in East Sacramento
522 substantial renovation & housing permits over 24 months (62.3 per 1,000 parcels vs. 30.4 citywide baseline) (#48 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (East Sacramento)
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 217 41st St (0.28 mi SW, in review). 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 (~$11,428/yr at $963,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$952/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:
- 8,710 sq ft (0.20 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 515 MEISTER WAY
Zoning & Land Use
R-1 — Single-Unit 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-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R-1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R-1, a single-family residential zone. The lot is 8,710 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
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: $847,000 – $1,079,000 · Status: Off market
HUD Small Area FMR (ZIP 95819) · FY 2026
Studio $2,050 · 1BR $2,150 · 2BR $2,640 · 3BR $3,510 · 4BR $4,050
Nearby Activity (½ mile radius, since November 2024)
20 active or recent development projects (21 housing units across completed, permitted, and pipeline stages) and 828 total building permits recorded within ½ mile.
- New construction4 permits
- Adds housing (ADU)17 permits (22 units)
- Demolition13 permits
- Additions & renovations135 permits
- Building systems628 permits
- Repairs16 permits
- Other15 permits
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 217 41st St (In review)0.28 mi SW
In "In review" for 2 yr (since Nov 14, 2024), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
- Accessory dwelling unit at 5188 Moddison Ave (Entitled)0.29 mi E
In "Entitled" for 4.1 yr (since Oct 20, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 4420 D Street ADU (Entitled)0.33 mi SW
In "Entitled" for 5.4 yr (since Jun 24, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 2 new homes (Entitled)0.44 mi S
In "Entitled" for 5.2 yr (since Sep 2, 2021), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
Entity-resolved builders & contractors in ½ mile: Anthony Graves Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Cherry Home Improvement (1 on parcel, 1 in ½ mi · Windows / doors / siding); Matson Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Tim Lewis Communities (21 in ½ mi · New single-family home); Tms Construction (20 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2502930 | Plan revision / deferred submittal | Complete | App. Feb 12, 2025 | — | EPC - revision to RES-2425450 Field inspector requested 1 hour fire rated wall assembly and eave at left side of additi… |
| RES-2425450 | Addition (adds square footage) | Finaled | Iss. Jan 6, 2025 | $202,072 | EPC - Convert 419 sft of garage into living space & add 354 sft of living space to existing 3 bed 2 bath home, to includ… |
| RES-1905429 | Remodel / interior alteration | Finaled | Iss. Mar 28, 2019 | $15,000 | EXPEDITED - Remove ext doors windows of family room, replace w/ new doors windows, replace garage door, install new door… |
| RES-1715858 | Solar / battery storage | Finaled | Iss. Sep 25, 2017 | $13,000 | 5.22kw Solar PV System, and 0gal Solar WH System (water heater installed null). Upgrade existing electrical panel to 200… |
| RES-1716414 | Remodel / interior alteration | Finaled | Iss. Sep 8, 2017 | $8,500 | Bathroom remodel includes: new toilet, shower/tub, sink, vanity, new tile for shower and floor, replace water pipes wher… |
| RES-1716268 | Windows / doors / siding | Expired Permit | Iss. Sep 7, 2017 | $13,397 | changing out 12 windows and changing a window to a patio door same size in width, adding light switch and porch light. … |
| RES-1715374 | Remodel / interior alteration | Finaled | Iss. Aug 23, 2017 | $50,000 | EXPEDITED - Kitchen, Bath full remodel. Removal of 11' section of wall for pass through and 6' section of wall for pocke… |