1536 Zelda Way
Sacramento 95822 · Freeport Manor · City of Sacramento · Coordinates: 38.51772, -121.50203
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 $496,000 ($436,000–$556,000).
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 8,276 sq ft lot. Local precedent is active with 3 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$74,160 contributory est.)
Public building records show issued construction/renovation work on this parcel (10 total permits, latest Dec 29, 2025).
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)
- ! Delayed or open permit activity on this parcel
Remodel / interior alteration (RES-2523039): Issued after 2 mo — above the 75th percentile for remodel / interior alteration permits in City of Sacramento (median 4d, 75th pct 21d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Lanai Garden Apartments (0.35 mi NE, 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 (~$6,104/yr at $496,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$509/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:
- 8,276 sq ft (0.19 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03018
- Addresses on lot:
- 1536 ZELDA 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 8,276 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: $436,000 – $556,000 · 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)
8 active or recent development projects (7 housing units across completed, permitted, and pipeline stages) and 341 total building permits recorded within ½ mile.
- New construction1 permit
- Adds housing (ADU)6 permits (6 units)
- Demolition1 permit
- Additions & renovations37 permits
- Building systems267 permits
- Repairs6 permits
- Other23 permits
Developments Deserving Closer Investigation & Active Area Builders
- Lanai Garden Apartments (Entitled)0.35 mi NE
In "Entitled" for 7.7 yr (since Mar 6, 2019), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (22 housing units across 0 permits).
- Accessory dwelling unit at 1414 Sterling St (Issued)0.2 mi NW
Active in "Issued" for 17 mo (first record Jun 13, 2025) with no new permit activity recorded in 15 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
- Remodel / interior alteration (RES-2523039) (Finaled)On this parcel
Issued after 2 mo — above the 75th percentile for remodel / interior alteration permits in City of Sacramento (median 4d, 75th pct 21d, n=8,151).
- Remodel / interior alteration (RES-2514453) (Expired Permit)On this parcel
Issued after 2 mo — above the 75th percentile for remodel / interior alteration permits in City of Sacramento (median 4d, 75th pct 21d, n=8,151).
Entity-resolved builders & contractors in ½ mile: ARS American Residential Services Of California (2 on parcel, 2 in ½ mi · HVAC / heat pump); 2 Plumbs Up Plumbing And Remodeling (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Risecon (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Cabs Heating And Air Conditioning (1 on parcel, 1 in ½ mi · Roof replacement); Debbies Roofing (1 on parcel, 1 in ½ mi · Roof replacement).
Permit & Project History on This Parcel (10 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2523039 | Remodel / interior alteration | Finaled | Iss. Dec 29, 2025 | $80,000 | EPC - CONVERT AN EXISTING GARAGE INTO A BEDROOM AND BATHROOM. Carbon monoxide & Smoke alarms required. Reference CRC sec… |
| RES-2514453 | Remodel / interior alteration | Expired Permit | Iss. Aug 26, 2025 | $15,000 | EPC - Moving washer and dryer from the garage to new location in the home. Removing water heater from garage. Installin… |
| RES-2514362 | Plumbing / water heater / sewer | Finaled | Iss. Jul 9, 2025 | $5,500 | Change-out installation of Gas - 040 gallon to Gas - Tankless, relocate to outside building, screened by the Building an… |
| RES-2509744 | Addition (adds square footage) | Finaled | Iss. May 14, 2025 | $7,475 | Install 13x25 attached aluminum patio cover on existing concrete slab. No electrical. Carbon monoxide & Smoke alarms req… |
| RES-2317873 | Roof replacement | Finaled | Iss. Aug 23, 2023 | $12,600 | No Duct Work Permitted. Change-out Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be p… |
| RES-2205488 | Roof replacement | Finaled | Iss. Mar 14, 2022 | $12,628 | Change-out Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be placed in the same locati… |
| RES-2200663 | HVAC / heat pump | Expired Permit | Iss. Jan 10, 2022 | $10,200 | Change-out w/new ducts Ducts Only to Split System. The existing unit shall be removed. The new unit shall be placed in t… |
| RES-2103616 | Roof replacement | Finaled | Iss. Feb 22, 2021 | $12,318 | No Duct Work Permitted. Change-out Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be p… |
| RES-1915319 | Windows / doors / siding | Expired Permit | Iss. Aug 13, 2019 | $7,000 | R/R siding whole house and replace with stucco |
| RES-1702787 | Roof replacement | Finaled | Iss. Feb 24, 2017 | $7,900 | E-Permit: Tear Off - Yes, Resheet - Yes, 3 layer(s), 15 squares of 30yr Laminated Dimensional Composition. CRRC: 1018-00… |