1601 Hughes Ave
Sacramento 95822 · Freeport Manor · City of Sacramento · Coordinates: 38.51596, -121.50094
Executive Verdict · Public-Records Synthesis
Zoned C-2-EA-4 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $584,000 ($514,000–$654,000).
Upsides & Opportunities
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Jul 24, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Lanai Garden Apartments (0.43 mi N, 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 (~$7,108/yr at $584,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$592/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:
- 13,564 sq ft (0.31 ac)
- Assessor use:
- Residential · Three Family · 1 Single Family Unit / 1 Duplex
- Tax rate area:
- 03018
- Addresses on lot:
- 1557 HUGHES AVE; 1559 HUGHES AVE; 1601 HUGHES AVE
Zoning & Land Use
C-2-EA-4 — General Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-2 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-2 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-2 (commercial), not a single-family residential zone.
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: $514,000 – $654,000 · 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)0.43 mi N
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)0.33 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.
- Accessory dwelling unit at 6207 Belleau Wood Ln (Issued)0.22 mi SW
Active in "Issued" for 22 mo (first record Jan 13, 2025) with no new permit activity recorded in 20 mo.
- Accessory dwelling unit at 5675 El Arado Way (In review)0.49 mi NE
current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Bc General Contractor (2 on parcel, 2 in ½ mi · Roof replacement); Huft Heating And Air Conditioning (1 on parcel, 1 in ½ mi · HVAC / heat pump); Home Depot USA (1 on parcel, 1 in ½ mi · Windows / doors / siding); Sac Pool Pros Service (4 in ½ mi · Pool / spa); Sierra Pacific Home And Comfort (4 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2615882 | HVAC / heat pump | Issued | Iss. Jul 24, 2026 | $18,012 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-1801699 | Windows / doors / siding | Finaled | Iss. Feb 1, 2018 | $5,188 | C/O 7 WINDOWS LIKE FOR LIKE IN SIZE. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314 |
| RES-1722242 | Roof replacement | Finaled | Iss. Dec 4, 2017 | $10,000 | Re-roof entire Duplex ******* E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 30 squares of 30yr Laminated Dimension… |
| RES-1722239 | Roof replacement | Finaled | Iss. Dec 4, 2017 | $11,180 | E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 26 squares of 30yr Laminated Dimensional Composition. CRRC: 0676-01… |