4500 73rd St
Sacramento 95820 · Colonial Manor · City of Sacramento · Coordinates: 38.53411, -121.41961
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 $448,000 ($394,000–$502,000).
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 21,780 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 (+$13,650 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jul 27, 2023).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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: New home at 7501 17th Ave (0.28 mi NE, fee estimate). 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 (~$5,557/yr at $448,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$463/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:
- 21,780 sq ft (0.50 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03429
- Addresses on lot:
- 4500 73RD 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 21,780 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 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: $394,000 – $502,000 · 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
Nearby Activity (½ mile radius, since November 2024)
16 active or recent development projects (17 housing units across completed, permitted, and pipeline stages) and 452 total building permits recorded within ½ mile.
- New construction7 permits (4 units)
- Adds housing (ADU)12 permits (13 units)
- Additions & renovations24 permits
- Building systems389 permits
- Repairs8 permits
- Other12 permits
Developments Deserving Closer Investigation & Active Area Builders
- New home at 7501 17th Ave (Fee estimate)0.28 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 4051 69th St (Entitled)0.35 mi NW
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 7820 17th Ave (Entitled)0.39 mi NE
In "Entitled" for 3.3 yr (since Jul 18, 2023), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home (Entitled)0.42 mi E
In "Entitled" for 2.7 yr (since Mar 13, 2024), 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: Lomax Home Improvement (1 on parcel, 3 in ½ mi · New garage / accessory structure); Future Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); Semper Solaris Construction (1 on parcel, 1 in ½ mi · Solar / battery storage); California Delta Mechanical (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Electrical Calls (1 on parcel, 1 in ½ mi · Electrical / panel).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2315485 | Solar / battery storage | Finaled | Iss. Jul 27, 2023 | $17,503 | 3.65kw Solar PV System, Derate Main Breaker (175 amp), and 0gal Solar WH System (water heater installed null). All suppl… |
| RES-2312086 | Plumbing / water heater / sewer | Expired Permit | Iss. Jun 13, 2023 | $4,900 | Change-out installation of Gas - 050 gallon to Gas - Tankless, located inside building, screening not required. |
| RES-2302209 | Plumbing / water heater / sewer | Expired Permit | Iss. Feb 6, 2023 | $24,800 | E-Permit: Shower/Tub Replacement. |
| RES-1900295 | Electrical / panel | Expired Permit | Iss. Jan 7, 2019 | $2,501 | AA: existing panel 200 Amps - Overhead service, new main panel 200 Amps, Replacement weather head/masthead work, main br… |
| RES-1816887 | Solar / battery storage | Finaled | Iss. Aug 31, 2018 | $21,600 | Install 5.8kW Roof Mounted PV System. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314, Water… |