1428 Atherton St
Sacramento 95822 · Freeport Manor · City of Sacramento · Coordinates: 38.51632, -121.50317
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 $425,000 ($374,000–$476,000).
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 4,792 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 (+$21,036 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Jul 27, 2026).
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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Lanai Garden Apartments (0.46 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 (~$5,295/yr at $425,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$441/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:
- 4,792 sq ft (0.11 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03018
- Addresses on lot:
- 1428 ATHERTON ST
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 4,792 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: $374,000 – $476,000 · 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
Developments Deserving Closer Investigation & Active Area Builders
- Lanai Garden Apartments (Entitled)0.46 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)0.26 mi N
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.
- New home (Entitled)0.49 mi W
In "Entitled" for 7.3 yr (since Jul 12, 2019), 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 6207 Belleau Wood Ln (Issued)0.15 mi SW
Active in "Issued" for 22 mo (first record Jan 13, 2025) with no new permit activity recorded in 20 mo.
Entity-resolved builders & contractors in ½ mile: Tsd Construction (2 on parcel, 3 in ½ mi · Roof replacement); Freedom Forever Northern California (2 on parcel, 2 in ½ mi · Electrical / panel); Rme Innovations (1 on parcel, 1 in ½ mi · Solar / battery storage); Premier Pools Sacramento (6 in ½ mi · Pool / spa); D And J Kitchens And Baths (6 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2615974 | Solar / battery storage | Finaled | Iss. Jul 27, 2026 | $22,000 | Reviewed by SolarApp+ 5.2kw Solar PV System, 11.5 kw PV Storage System Size and nullgal Solar WH System (water heater in… |
| RES-2609892 | Electrical / panel | Issued | Iss. May 15, 2026 | $2,111 | E-Permit: existing panel 200 Amps - Overhead service, new main panel 200 Amps, Reuse Existing weather head/masthead work… |
| RES-2604606 | Solar / battery storage | Issued | Iss. Mar 9, 2026 | $24,746 | Reviewed by SolarApp+ 5.2kw Solar PV System, 13.5 kw PV Storage System Size and nullgal Solar WH System (water heater in… |
| RES-2215649 | Roof replacement | Finaled | Iss. Jul 25, 2022 | $91,000 | File #: 21-043827 Complete remodel, of single family residence. 1) Remove old roofing and sheet roof and all new roofi… |