6655 Fordham Way
Sacramento 95831 · South Land Park · City of Sacramento · Coordinates: 38.50566, -121.50834
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 $672,000 ($591,000–$753,000).
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 8,712 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$13,750 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jul 2, 2026).
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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Belleau Wood Apartments (0.17 mi E, in review). 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 (~$8,111/yr at $672,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$676/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:
- 8,712 sq ft (0.20 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03018
- Addresses on lot:
- 6655 FORDHAM WAY
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 8,712 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: $591,000 – $753,000 · Status: Off market
HUD Small Area FMR (ZIP 95831) · FY 2026
Studio $1,980 · 1BR $2,070 · 2BR $2,550 · 3BR $3,390 · 4BR $3,910
Developments Deserving Closer Investigation & Active Area Builders
- Belleau Wood Apartments (In review)0.17 mi E
In "In review" for 3.3 yr (since Aug 4, 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 (23 housing units, $3,032,848 declared valuation across 3 permits).
- New home (Entitled)0.11 mi SE
In "Entitled" for 5.4 yr (since Jun 14, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 6451 13th Street ADU (Entitled)0.27 mi NW
In "Entitled" for 5.8 yr (since Feb 9, 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 6395 Chetwood Way (Issued)0.36 mi N
Active in "Issued" for 2.1 yr (first record Oct 22, 2024) with no new permit activity recorded in 19 mo.
Entity-resolved builders & contractors in ½ mile: Rauh And Daughters (2 on parcel, 2 in ½ mi · Electrical / panel); Spring Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Rja Heating And Air (1 on parcel, 1 in ½ mi · Roof replacement); Premier Pools Sacramento (13 in ½ mi · Pool / spa); Dave Gross Enterprises (11 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2614027 | Roof replacement | Finaled | Iss. Jul 2, 2026 | $16,670 | Change-out w/new ducts Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be placed in the… |
| RES-2611276 | Remodel / interior alteration | Finaled | Iss. Jun 23, 2026 | $25,000 | EPC - primary bathroom remodel. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. Water cons… |
| RES-2611444 | Electrical / panel | Issued | Iss. Jun 3, 2026 | $1,000 | ELECTRICAL RISER WAS DAMAGED. WILL BE REPLACED, LIKE FOR LIKE. OVERHEAD SERVICE. CARBON MONOXIDE & SMOKE ALARMS ARE REQU… |
| RES-2611152 | Roof replacement | Finaled | Iss. May 30, 2026 | $26,000 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 30 squares of Composite Class A. CRRC: 0890-0026 |