4468 71st St
Sacramento 95820 · Colonial Manor · City of Sacramento · Coordinates: 38.53438, -121.42154
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 $592,000 ($521,000–$663,000).
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 10,890 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 (+$110,981 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Mar 1, 2023).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: 0.2% annual chance flood hazard (shaded X))
about 27% of the lot of the parcel intersects Zone X: 0.2% annual chance flood hazard (shaded X). 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: South East Tahoe Park (0.48 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 (~$7,199/yr at $592,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$600/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:
- 10,890 sq ft (0.25 ac)
- Assessor use:
- Residential · Two Family · 2 Single Family Units
- Tax rate area:
- 03016
- Addresses on lot:
- 4468 71ST ST; 4470 71ST ST
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 10,890 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: 0.2% annual chance flood hazard (shaded X) (about 27% of the lot); Zone X: minimal flood hazard (about 6% of the lot); Zone X: reduced flood risk due to levee (about 67% 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)
Range: $521,000 – $663,000 · 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
Developments Deserving Closer Investigation & Active Area Builders
- South East Tahoe Park (Entitled)0.48 mi SW
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).
- Accessory dwelling unit at 4051 69th St (Entitled)0.29 mi N
In "Entitled" for 2.1 yr (since Sep 24, 2024), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
- New home at 7501 17th Ave (Fee estimate)0.34 mi NE
In "Fee estimate" for 5.2 yr (since Aug 17, 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 4401 65th St (In review)0.37 mi W
In "In review" for 7 mo (since Apr 28, 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: Robert L Stevenson Electric Service (1 on parcel, 1 in ½ mi · Electrical / panel); Jackson Properties (6 in ½ mi · Remodel / interior alteration); Yancey (5 in ½ mi · Remodel / interior alteration); Pacific Builders (5 in ½ mi · Addition (adds square footage)); Rwfc (4 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (7 permits, 2 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2304004 | Accessory dwelling unit (new or conversion) | Finaled | Iss. Mar 1, 2023 | $20,000 | HSG CASE # 22-021087. Remove illegal ADU at 4468 71st St and return to original condition, remove utilities and plumbing… |
| RES-2304002 | Accessory dwelling unit (new or conversion) | Finaled | Iss. Mar 1, 2023 | $20,000 | HSG CASE # 22-021087. Remove illegal 300sqft ADU at 4470 71st St and return to original condition, remove utilities and … |
| RES-2304001 | Accessory dwelling unit (new or conversion) | Void | App. Mar 1, 2023 | $20,000 |