4501 Francis Ct
Sacramento 95822 · South Land Park · City of Sacramento · Coordinates: 38.53488, -121.49766
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 $600,000 ($528,000–$672,000).
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 8,712 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 (+$84,360 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Sep 9, 2022).
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: 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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: 2065 4plex (0.4 mi NE, 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 (~$7,290/yr at $600,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$608/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:
- 8,712 sq ft (0.20 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03007
- Addresses on lot:
- 4501 FRANCIS CT
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 8,712 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 06067C0190H, 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: $528,000 – $672,000 · 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
Nearby Activity (½ mile radius, since November 2024)
17 active or recent development projects (16 housing units across completed, permitted, and pipeline stages) and 596 total building permits recorded within ½ mile.
- New construction6 permits (5 units)
- Adds housing (ADU)13 permits (15 units)
- Demolition5 permits
- Additions & renovations66 permits
- Building systems466 permits
- Repairs8 permits
- Other32 permits
Developments Deserving Closer Investigation & Active Area Builders
- 2065 4plex (Entitled)0.4 mi NE
In "Entitled" for 3.7 yr (since Mar 1, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (4 housing units, $480,000 declared valuation across 2 permits).
- Accessory dwelling unit at 1799 Wentworth Ave (In review)0.22 mi S
High-impact scale (2 housing units, $900,395 declared valuation across 1 permit). work_desc changed to "EPC - Building 4,577 SF Conditioned area Single-Family Residence with 5 bedrooms, 5 bathrooms, Porch of 310 sq. ft. attached two-car garage of 520 sq. ft., attached 420 sq. ft. 2nd dwelling unit with 1 bedroom , 1 bathroom. Solar PV 5.04kWdc, ESS 6.0kWh. On a vacant lot. Removal of Existing Detached non-dwelling structures requires a Wrecking Premit(s) be issued before a permit for the new duplex can be issued." in snapshot Nov 1, 2026.
- 1711 Wentworth Ave ADU (Entitled)0.24 mi S
In "Entitled" for 5.5 yr (since May 14, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 1718 Wentworth Ave ADU (Entitled)0.24 mi S
In "Entitled" for 5.2 yr (since Aug 24, 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: Tesla Energy Operations (1 on parcel, 3 in ½ mi · Remodel / interior alteration); Dahlberg Construction (2 on parcel, 2 in ½ mi · Addition (adds square footage)); Us Trenchless (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Precision Electric Service (1 on parcel, 1 in ½ mi · Electrical / panel); Sequoia Pacific Builders (29 in ½ mi · Demolition).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2219164 | Solar / battery storage | Expired Permit | Iss. Sep 9, 2022 | $19,840 | 8kw Solar PV System, and 0gal Solar WH System (water heater installed null). All supply side connections, main breaker … |
| RES-2204647 | Addition (adds square footage) | Finaled | Iss. Mar 2, 2022 | $14,700 | Permit to complete expired permit RES-2017259 for final inspections. EPC - Add 220 SQ FT to Existing 384 SQ FT Garage. … |
| RES-2101462 | Electrical / panel | Finaled | Iss. Jan 25, 2021 | $2,500 | E-Permit: existing panel 200 Amps - Underground service, new main panel 200 Amps, Reuse Existing weather head/masthead w… |
| RES-2017259 | Addition (adds square footage) | Expired Permit | Iss. Nov 17, 2020 | $98,000 | EPC - Add 220 SQ FT to Existing 384 SQ FT Garage. Remodel existing Master Bath, New electrical in altered areas. |
| RES-1924533 | Plumbing / water heater / sewer | Finaled | Iss. Dec 17, 2019 | $4,500 | E-Permit: Sewer Service replacement or repair, Dig and Bury 35 L.F. |