4451 Moddison Ave
Sacramento 95819 · River Park · City of Sacramento · Coordinates: 38.58293, -121.44306
Executive Verdict · Public-Records Synthesis
Zoned R-1-PC in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $774,000 ($681,000–$867,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1-PC supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 8,880 sq ft lot. Local precedent is active with 2 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$20,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Sep 3, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in River Park
88 substantial renovation & housing permits over 24 months (58.3 per 1,000 parcels vs. 30.4 citywide baseline) (#14 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (River Park)
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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 5188 Moddison Ave (0.38 mi SE, 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 (~$9,274/yr at $774,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$773/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:
- 8,880 sq ft (0.20 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03029
- Addresses on lot:
- 4451 MODDISON AVE
Zoning & Land Use
R-1-PC — 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 8,880 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: $681,000 – $867,000 · 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 5188 Moddison Ave (Entitled)0.38 mi SE
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).
- Accessory dwelling unit at 217 41st St (In review)0.48 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).
- New home at 3616 Troy Dalton St (Issued)0.49 mi W
Active in "Issued" for 8.6 yr (first record Apr 25, 2018) with no new permit activity recorded in 8.5 yr.
- CITY PARK - Bertha Henschel Park - New Bathroom Structure (Issued)0.43 mi S
current_status changed to "Finaled" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: 3 D Benchmark Builders (1 on parcel, 2 in ½ mi · Addition (adds square footage)); A Construction Pro (2 on parcel, 2 in ½ mi · Demolition); Northwest Exteriors (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Gilmore Services (1 on parcel, 1 in ½ mi · Roof replacement); Five Star Restoration And Construction (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2515183 | New garage / accessory structure | Finaled | Iss. Sep 3, 2025 | $139,234 | EPC - DETACHED OFFICE 348 SF WITH 1 BATHROOM - Not for habitation or sleeping purposes. Demolition of existing detach… |
| RES-2518313 | Demolition | Finaled | Iss. Sep 2, 2025 | $2,000 | Demolition of existing 235 sq. ft detached utility shed to clear condition on RES-2515183; Carbon monoxide & Smoke alarm… |
| RES-2210155 | Electrical / panel | Finaled | Iss. May 13, 2022 | $3,500 | E-Permit: existing panel 200 Amps - Overhead service. |
| RES-2111414 | Addition (adds square footage) | Finaled | Iss. Jul 20, 2021 | $14,076 | EPC - construct a new 408 sq ft attached deck using TREX Naturals decking .Carbon monoxide & Smoke alarms required. Refe… |
| RES-2112048 |