421 45th St
Sacramento 95819 · East Sacramento · City of Sacramento · Coordinates: 38.57389, -121.44379
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 $819,000 ($721,000–$917,000).
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 7,121 sq ft lot. Local precedent is active with 15 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$45,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Sep 24, 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: 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 512 San Miguel Way (0.44 mi W, 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 (~$9,787/yr at $819,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$816/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:
- 7,121 sq ft (0.16 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 421 45TH ST
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 7,121 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: $721,000 – $917,000 · 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)0.44 mi W
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.
- New home at 5208 Sutter Park Way (Issued)0.36 mi E
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)0.18 mi SE
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).
- Accessory dwelling unit at 4225 Frog Aly (Entitled)0.22 mi W
In "Entitled" for 2.5 yr (since May 28, 2024), 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: Anderson Heating And Air (2 on parcel, 2 in ½ mi · HVAC / heat pump); Robroy Gerolamy (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Our Family Rooter And Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Metcalf Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Tim Lewis Communities (95 in ½ mi · New single-family home).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2621368 | Plumbing / water heater / sewer | Finaled | Iss. Sep 24, 2026 | $7,295 | E-Permit: Drain Line replacement or repair, 70 L.F. |
| RES-2507919 | HVAC / heat pump | Finaled | Iss. Apr 18, 2025 | $6,030 | Change-out installation of Gas - Tankless to Electric Heat Pump 65 gallons +, located inside building, screening not req… |
| RES-2404459 | HVAC / heat pump | Finaled | Iss. Mar 1, 2024 | $15,734 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |
| RES-2112662 | Electrical / panel | Finaled | Iss. Jun 14, 2021 | $4,750 | E-Permit: existing panel 100 Amps - Overhead service, new main panel 200 Amps, Replacement weather head/masthead work, m… |
| RES-2111981 |