128 Meister Way
Sacramento 95819 · East Sacramento · City of Sacramento · Coordinates: 38.58067, -121.44976
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 $925,000 ($814,000–$1,036,000).
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 5,865 sq ft lot. Local precedent is active with 4 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$163,200 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Mar 7, 2019).
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)
- ! Delayed or open permit activity on this parcel
Plan revision / deferred submittal (SUB-1903837): Pending in review for 7.7 yr (68.5× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 512 San Miguel Way (0.41 mi S, 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 (~$10,995/yr at $925,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$916/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:
- 5,865 sq ft (0.13 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 128 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 5,865 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: $814,000 – $1,036,000 · 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
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 512 San Miguel Way (In review)0.41 mi S
In "In review" for 4.4 yr (since Jul 7, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Expired Application" in snapshot Nov 1, 2026.
- Plan revision / deferred submittal (SUB-1903837) (Abandoned)On this parcel
Pending in review for 7.7 yr (68.5× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- Addition (adds square footage) (RES-1722620) (Finaled)On this parcel
Issued after 6 mo (4.0× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
- Plan revision / deferred submittal (SUB-1722366) (Abandoned)On this parcel
Pending in review for 8.9 yr (79.6× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Entity-resolved builders & contractors in ½ mile: Depiazza And Reed Construction (1 on parcel, 10 in ½ mi · Addition (adds square footage)); Red Leaf Developments (2 on parcel, 3 in ½ mi · Pool / spa); TNHC Realty And Construction (259 in ½ mi · New single-family home); Connected Technology (25 in ½ mi · Remodel / interior alteration); Kitchen Mart (12 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-1904018 | Plumbing / water heater / sewer | Finaled | Iss. Mar 7, 2019 | $15,000 | Install 2- 30'' wide fire bowls with electric ignition system on pool raised bond beam columns behind spa, new gas line. |
| SUB-1903837 | Plan revision / deferred submittal | Abandoned | App. Mar 5, 2019 | $15,000 | EPC Submittal - Addition to Residential Building - Install 2-30" wide fire bowls with electric ignition systems on pool … |
| RES-1819643 | Pool / spa | Finaled | Iss. Oct 12, 2018 | $35,000 | EXPEDITED - Construct 200sqft in-ground pool, 50sqft Spa, and associated equipment. “Any new landscaping done on this p… |
| RES-1722620 | Addition (adds square footage) | Finaled | Iss. May 25, 2018 | $380,000 | EPC Submittal - Addition to Residential Building - Work: 1st floor addition 166 sq ft habitable space , 225 sq ft porch… |