1445 Shirley Dr
Sacramento 95822 · South Land Park · City of Sacramento · Coordinates: 38.52571, -121.50299
Executive Verdict · Public-Records Synthesis
Zoned R-1-EA-4 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $528,000 ($465,000–$591,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1-EA-4 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 7,405 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 (+$19,008 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Jul 18, 2025).
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 5430 Gilgunn Way (0.11 mi W, 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 (~$6,469/yr at $528,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$539/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:
- 7,405 sq ft (0.17 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03007
- Addresses on lot:
- 1445 SHIRLEY DR
Zoning & Land Use
R-1-EA-4 — 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 7,405 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 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: $465,000 – $591,000 · 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)
18 active or recent development projects (19 housing units across completed, permitted, and pipeline stages) and 545 total building permits recorded within ½ mile.
- New construction3 permits (3 units)
- Adds housing (ADU)16 permits (17 units)
- Demolition1 permit
- Additions & renovations66 permits
- Building systems438 permits
- Repairs6 permits
- Other15 permits
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 5430 Gilgunn Way (Entitled)0.11 mi W
In "Entitled" for 2.4 yr (since Jun 14, 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 1705 Fruitridge Rd (In review)0.21 mi E
In "In review" for 6 mo (since May 4, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 1701 Potrero Way ADU (Entitled)0.37 mi NE
In "Entitled" for 5.4 yr (since Jul 2, 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 4723 Crestwood Way (In review)0.42 mi N
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).
Entity-resolved builders & contractors in ½ mile: Probilt Construction (2 on parcel, 2 in ½ mi · Electrical / panel); Northwest Exteriors (1 on parcel, 1 in ½ mi · Windows / doors / siding); Syncon Homes Of California (24 in ½ mi · New single-family home); Connected Technology (14 in ½ mi · Remodel / interior alteration); Premier Pools (10 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2514765 | Windows / doors / siding | Finaled | Iss. Jul 18, 2025 | $22,550 | (8) windows and (1) patio door like for like; The egress windows will meet the code requirements enforced at the time th… |
| RES-1708579 | Electrical / panel | Finaled | Iss. May 22, 2017 | $8,040 | (Existing Permit RES-1704139 ) This permit is to add the following scope of work : Replacing all interior electrical wir… |
| RES-1704139 | Remodel / interior alteration | Finaled | Iss. Mar 20, 2017 | $54,000 | storm damage, replacing roof, dry wall, repainting walls, carpeting, molding, replacing a vanity, replacing whole house … |