4641 Hillview Way
Sacramento 95822 · South Land Park · City of Sacramento · Coordinates: 38.53267, -121.50805
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 $598,000 ($526,000–$670,000).
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 13,939 sq ft lot. Local precedent is active with 8 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$63,383 contributory est.)
Public building records show issued construction/renovation work on this parcel (9 total permits, latest Jan 24, 2024).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in South Land Park
226 substantial renovation & housing permits over 24 months (42.3 per 1,000 parcels vs. 30.4 citywide baseline) (#28 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (South Land Park)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
about 90% 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-1605565): Issued after 3 mo (2.5× 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: Accessory dwelling unit at 4723 Crestwood Way (0.14 mi SE, 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 (~$7,267/yr at $598,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$606/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:
- 13,939 sq ft (0.32 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03018
- Addresses on lot:
- 4641 HILLVIEW 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 13,939 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 (about 90% of the lot); Zone X: reduced flood risk due to levee (about 10% of the lot) · FIRM panel 06067C0170H, effective August 16, 2012
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $526,000 – $670,000 · Status: Off market
HUD Small Area FMR (ZIP 95822) · FY 2026
Studio $1,620 · 1BR $1,700 · 2BR $2,090 · 3BR $2,780 · 4BR $3,210
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 4723 Crestwood Way (In review)0.14 mi SE
In "In review" for 8 mo (since Mar 19, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 4901 S Land Park Dr ADU (Entitled)0.19 mi SW
In "Entitled" for 4.9 yr (since Dec 20, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 1410 Wentworth Ave (Fee estimate)0.21 mi SE
In "Fee estimate" for 8.1 yr (since Oct 1, 2018), 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-1605565) (Finaled)On this parcel
Issued after 3 mo (2.5× 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).
Entity-resolved builders & contractors in ½ mile: Connected Technology (1 on parcel, 16 in ½ mi · Remodel / interior alteration); Denecochea Construction (1 on parcel, 4 in ½ mi · Addition (adds square footage)); Pool Time Pool Service (1 on parcel, 3 in ½ mi · Pool / spa); Family Comfort Heating And Cooling (1 on parcel, 1 in ½ mi · HVAC / heat pump); Affordable Trenchless And Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (9 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2401681 | Remodel / interior alteration | Finaled | Iss. Jan 24, 2024 | $3,326 | Add new 60 amp circuit and run approximately 110’ 6 AWG wire in ¾” EMT conduit with 10 AWG ground to new Rivian EV Charg… |
| RES-2110054 | Pool / spa | Finaled | Iss. Jun 17, 2021 | $48,000 | EPC - Swimming Pool remodel. New plaster and tile. (To also include new decking, raised wall and Cabo shelf. Carbon mo… |
| RES-2111224 | Addition (adds square footage) | Finaled | Iss. Jun 9, 2021 | $28,000 | EPC - Remove and replace the existing roof overhang with columns and roof structure. with 197 sq ft porch with recessed … |
| RES-2015593 | HVAC / heat pump | Expired Permit | Iss. Aug 28, 2020 | $16,700 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |