4650 Brand Way
Sacramento 95819 · East Sacramento · City of Sacramento · Coordinates: 38.57581, -121.44139
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 $875,000 ($770,000–$980,000).
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 6,050 sq ft lot. Local precedent is active with 12 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$111,130 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Feb 5, 2026).
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: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. 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
Addition (adds square footage) (RES-2126900): Issued after 3 mo (2.1× the 42d median) — above the 75th percentile for addition (adds square footage) permits in City of Sacramento (median 42d, 75th pct 83d, n=1,948).
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 at 5208 Sutter Park Way (0.31 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 (~$10,425/yr at $875,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$869/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:
- 6,050 sq ft (0.14 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 4650 BRAND 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 6,050 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: minimal flood hazard (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: $770,000 – $980,000 · 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
- New home at 5208 Sutter Park Way (Issued)0.31 mi SE
Active in "Issued" for 4.5 yr (first record May 3, 2022) with no new permit activity recorded in 19 mo. High-impact scale (1 housing unit, $1,200,000 declared valuation across 2 permits).
- Accessory dwelling unit at 448 Pala Way (Entitled)0.22 mi S
In "Entitled" for 2.7 yr (since Feb 16, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Addition (adds square footage) (RES-2126900) (Expired Permit)On this parcel
Issued after 3 mo (2.1× the 42d median) — above the 75th percentile for addition (adds square footage) permits in City of Sacramento (median 42d, 75th pct 83d, n=1,948).
- 561 Pala Way ADU (Entitled)0.3 mi S
In "Entitled" for 4.9 yr (since Dec 28, 2021), 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: D And J Kitchens And Baths (2 on parcel, 10 in ½ mi · Remodel / interior alteration); Bonney Plumbing (1 on parcel, 5 in ½ mi · Remodel / interior alteration); Rivera And Son Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Jaguar Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Sacramento Edge Construction (1 on parcel, 1 in ½ mi · Electrical / panel).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2602412 | Electrical / panel | Finaled | Iss. Feb 5, 2026 | $17,000 | E-Permit: existing panel 200 Amps - Overhead service, adding 10 outlets (120V), rewiring 800 sq ft. |
| RES-2210533 | Roof replacement | Finaled | Iss. May 19, 2022 | $26,500 | E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 26 squares of 50yr Laminated Dimensional Composition. In-progress i… |
| RES-2208308 | HVAC / heat pump | Finaled | Iss. Apr 20, 2022 | $20,000 | Change-out w/new ducts Split System to Split System. The existing unit shall be removed. The new unit shall be placed in… |
| RES-2126900 | Addition (adds square footage) | Expired Permit | Iss. Mar 21, 2022 | $131,000 | EPC - Remove Existing and Construct New 57 SQ FT Covered Entry. Remodel to Include: Kitchen and Bath. Upgrade Electrical… |