Parcel Context · Public-Records Property BriefAPN 021-0074-009-0000

6503 Nielsen Way

Sacramento 95820 · Tahoe Park South · City of Sacramento · Coordinates: 38.53855, -121.42834

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 $518,000 ($456,000–$580,000).

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 6,098 sq ft lot. Local precedent is active with 11 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
✓ 6 documented municipal building permits on file
On-parcel permit history is indexed through May 4, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
✓ Above-average reinvestment in Tahoe Park South
30 substantial renovation & housing permits over 24 months (36.2 per 1,000 parcels vs. 30.4 citywide baseline) (#73 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Tahoe Park South)

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)
! 6 slow or stalled nearby projects within ½ mile
Closest lead: 4360 63rd Street / New Building Club House (0.28 mi SW, 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 (~$6,355/yr at $518,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$530/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:: 6,098 sq ft (0.14 ac)
Assessor use:: Residential · Two Family · Duplex
Tax rate area:: 03016
Addresses on lot:: 6501 NIELSEN WAY; 6503 NIELSEN 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 6,098 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 06067C0195H, effective August 16, 2012
CGS Alquist-Priolo Earthquake Fault Zone: Not in an Alquist-Priolo Earthquake Fault Zone

Surrounding Rent & Value Benchmarks (Public Records)

Estimated Price (ZIP ZHVI + Neighborhood ACS + Permit Model):$518,000

Range: $456,000 – $580,000 · Status: Off market

HUD Small Area FMR (ZIP 95820) · FY 2026

Studio $1,530 · 1BR $1,610 · 2BR $1,980 · 3BR $2,640 · 4BR $3,040

ACS 2020–2024 Median Gross Rent (Tahoe Park South):$1,708±$515

ACS 2020–2024 Median Gross Rent (ZIP 95820):$1,749±$58

Zillow Home Value Index (ZIP 95820, September 2026):$394,550

ACS 2020–2024 Median Home Value (Tahoe Park South):$494,000±$34,200

ACS 2020–2024 Median Home Value (ZIP 95820):$420,000±$13,500

Nearby Activity (½ mile radius, since November 2024)

26 active or recent development projects (53 housing units across completed, permitted, and pipeline stages) and 675 total building permits recorded within ½ mile.

New construction26 permits (22 units)
Adds housing (ADU)20 permits (21 units)
Demolition3 permits
Additions & renovations46 permits
Building systems551 permits
Repairs13 permits
Other16 permits

Developments Deserving Closer Investigation & Active Area Builders

4360 63rd Street / New Building Club House (Entitled)0.28 mi SW
In "Entitled" for 3.3 yr (since Jul 20, 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 (30 housing units, $91,969 declared valuation across 7 permits).
South East Tahoe Park (Entitled)0.5 mi S
In "Entitled" for 6.8 yr (since Jan 9, 2020), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (28 housing units, 3 deed-restricted affordable across 0 permits).
4000 65th Street ADU (Entitled)90 ft W
In "Entitled" for 5.4 yr (since Jun 18, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
2 new homes at 3975 67th St (Entitled)0.14 mi E
In "Entitled" for 3.3 yr (since Jul 18, 2023), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).

Entity-resolved builders & contractors in ½ mile: Star Energy (3 on parcel, 3 in ½ mi · Plumbing / water heater / sewer); Crux Electric (2 on parcel, 2 in ½ mi · Electrical / panel); Iverson Plumbing Service And Repair (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Caldwell Construction (11 in ½ mi · Remodel / interior alteration); John Mansfield (8 in ½ mi · New single-family home).

Permit & Project History on This Parcel (6 permits, 0 grouped projects)

Record #	Category	Status	Applied / Issued	Valuation	Description
RES-2608878	Electrical / panel	Finaled	Iss. May 4, 2026	$3,000	E-Permit: existing panel 100 Amps - Overhead service, new main panel 100 Amps, Reuse Existing weather head/masthead work…
RES-2608876	Electrical / panel	Finaled	Iss. May 4, 2026	$6,700	E-Permit: existing panel 100 Amps - Overhead service, new main panel 100 Amps, Reuse Existing weather head/masthead work…
RES-2601007	Plumbing / water heater / sewer	Finaled	Iss. Jan 18, 2026	$15,600	E-Permit: Sewer Service replacement or repair, Dig and Bury 20 L.F.
RES-2209504	Plumbing / water heater / sewer	Expired Permit	Iss. May 31, 2022	$4,850	Change-out installation of Gas - 050 gallon to Electric - 050 gallon, located inside building, screening not required. …
RES-2209503	Plumbing / water heater / sewer	Finaled	Iss. May 6, 2022	$4,850	Change-out installation of Gas - 050 gallon to Electric - 050 gallon, located inside building, screening not required. …
RES-2206677	HVAC / heat pump	Finaled	Iss. Mar 29, 2022	$19,600	REMOVE 2 EXISTING GAS/ELECTRIC HVAC PACKAGES UNITS AND DIPOSE. SEAL OFF EXISTING DUCTS REGISTERS, INSTALL NEW HAIER MINI…

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 $518,000 ($456,000–$580,000).

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 6,098 sq ft lot. Local precedent is active with 11 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
✓ 6 documented municipal building permits on file
On-parcel permit history is indexed through May 4, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
✓ Above-average reinvestment in Tahoe Park South
30 substantial renovation & housing permits over 24 months (36.2 per 1,000 parcels vs. 30.4 citywide baseline) (#73 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Tahoe Park South)

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)
! 6 slow or stalled nearby projects within ½ mile
Closest lead: 4360 63rd Street / New Building Club House (0.28 mi SW, 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 (~$6,355/yr at $518,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$530/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector

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 6,098 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.

Surrounding Rent & Value Benchmarks (Public Records)

Estimated Price (ZIP ZHVI + Neighborhood ACS + Permit Model):$518,000

Range: $456,000 – $580,000 · Status: Off market

HUD Small Area FMR (ZIP 95820) · FY 2026

Studio $1,530 · 1BR $1,610 · 2BR $1,980 · 3BR $2,640 · 4BR $3,040

ACS 2020–2024 Median Gross Rent (Tahoe Park South):$1,708±$515

ACS 2020–2024 Median Gross Rent (ZIP 95820):$1,749±$58

Zillow Home Value Index (ZIP 95820, September 2026):$394,550

ACS 2020–2024 Median Home Value (Tahoe Park South):$494,000±$34,200

ACS 2020–2024 Median Home Value (ZIP 95820):$420,000±$13,500

Nearby Activity (½ mile radius, since November 2024)

26 active or recent development projects (53 housing units across completed, permitted, and pipeline stages) and 675 total building permits recorded within ½ mile.

New construction26 permits (22 units)

Adds housing (ADU)20 permits (21 units)

Demolition3 permits

Additions & renovations46 permits

Building systems551 permits

Repairs13 permits

Other16 permits

Developments Deserving Closer Investigation & Active Area Builders

4360 63rd Street / New Building Club House (Entitled)0.28 mi SW

In "Entitled" for 3.3 yr (since Jul 20, 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 (30 housing units, $91,969 declared valuation across 7 permits).

South East Tahoe Park (Entitled)0.5 mi S

In "Entitled" for 6.8 yr (since Jan 9, 2020), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (28 housing units, 3 deed-restricted affordable across 0 permits).

4000 65th Street ADU (Entitled)90 ft W

In "Entitled" for 5.4 yr (since Jun 18, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).

2 new homes at 3975 67th St (Entitled)0.14 mi E

In "Entitled" for 3.3 yr (since Jul 18, 2023), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).

Record #