4651 Del Rio Rd
Sacramento 95822 · South Land Park · City of Sacramento · Coordinates: 38.53405, -121.50412
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 $554,000 ($488,000–$620,000).
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 19,166 sq ft lot. Local precedent is active with 5 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$5,996 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Nov 21, 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)
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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: 4411 Del Rio Road ADUs (0.18 mi N, 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 (~$6,766/yr at $554,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$564/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:
- 19,166 sq ft (0.44 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03007
- Addresses on lot:
- 4651 DEL RIO RD
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 19,166 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 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: $488,000 – $620,000 · 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
- 4411 Del Rio Road ADUs (Entitled)0.18 mi N
In "Entitled" for 5.3 yr (since Aug 12, 2021), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
- Accessory dwelling unit at 4723 Crestwood Way (In review)0.21 mi SW
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).
- 1718 Wentworth Ave ADU (Entitled)0.35 mi SE
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).
- Accessory dwelling unit at 1799 Wentworth Ave (In review)0.35 mi SE
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.
Entity-resolved builders & contractors in ½ mile: Tesla Energy Operations (2 on parcel, 3 in ½ mi · Plan revision / deferred submittal); Es Solar (1 on parcel, 1 in ½ mi · Electrical / panel); Sepac Energy (1 on parcel, 1 in ½ mi · Electrical / panel); Black Diamond Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Parks Electric (1 on parcel, 1 in ½ mi · Electrical / panel).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2425365 | Electrical / panel | Finaled | Iss. Nov 21, 2024 | $36,700 | INSTALL: (02) TESLA POWERWALL 3 (23.0KW, 27.0KWH), (01) ENERGY SYSTEM DISCONNECT, (01) TESLA GATEWAY 2, (01) BACKUP LOAD… |
| RES-2420039 | Electrical / panel | Withdrawn | Iss. Sep 13, 2024 | $36,700 | INSTALL: (02) TESLA POWERWALL 3 (23.0KW, 27.0KWH), (01) ENERGY SYSTEM DISCONNECT, (01) TESLA GATEWAY 2, (01) BACKUP LOAD… |
| RES-1910346 | Plan revision / deferred submittal | Complete | App. Jun 6, 2019 | — | REVISION TO RES-1904685: relocated meter and AC dicconnect stringing changed. |
| RES-1904685 | Solar / battery storage | Finaled | Iss. Mar 18, 2019 | $18,507 | 12.505kw Solar PV System, and new 175amp main breaker. All supply side connections, main breaker change-out, and/or pane… |