Parcel Context · Public-Records Property BriefAPN 035-0141-007-0000

6416 Romack Cir

Sacramento 95822 · Airport · City of Sacramento · Coordinates: 38.51127, -121.49211

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 $423,000 ($372,000–$474,000).

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 6,534 sq ft lot. Local precedent is active with 2 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Aug 24, 2021, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
✓ Above-average reinvestment in Airport
10 substantial renovation & housing permits over 24 months (48.1 per 1,000 parcels vs. 30.4 citywide baseline) (#91 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Airport)

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)
! 1 slow or stalled nearby project within ½ mile
Closest lead: Accessory dwelling unit at 6457 Romack Cir (0.11 mi SE, 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 (~$5,272/yr at $423,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$439/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:: 6,534 sq ft (0.15 ac)
Assessor use:: Residential · Single Family · Subdivision
Tax rate area:: 03015
Addresses on lot:: 6416 ROMACK CIR

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 6,534 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 06067C0190H, effective August 16, 2012
CGS Alquist-Priolo Earthquake Fault Zone: Not in an Alquist-Priolo Earthquake Fault Zone

Surrounding Rent & Value Benchmarks (Public Records)

Estimated Price (ZIP ZHVI + Neighborhood ACS + Permit Model):$423,000

Range: $372,000 – $474,000 · 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

ACS 2020–2024 Median Gross Rent (Airport):$1,674±$115

ACS 2020–2024 Median Gross Rent (ZIP 95822):$1,674±$78

Zillow Home Value Index (ZIP 95822, September 2026):$428,158

ACS 2020–2024 Median Home Value (Airport):$403,000±$34,700

ACS 2020–2024 Median Home Value (ZIP 95822):$467,000±$10,600

Nearby Activity (½ mile radius, since November 2024)

0 active or recent development projects and 149 total building permits recorded within ½ mile.

Additions & renovations10 permits
Building systems133 permits
Repairs2 permits
Other4 permits

Developments Deserving Closer Investigation & Active Area Builders

Accessory dwelling unit at 6457 Romack Cir (Entitled)0.11 mi SE
In "Entitled" for 4.4 yr (since Jun 27, 2022), 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: Gudgel Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Water Heater Experts (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Yancey (2 in ½ mi · Remodel / interior alteration); California Dream Construction (2 in ½ mi · Commercial tenant improvement); Cnw Construction (1 in ½ mi · Remodel / interior alteration).

Permit & Project History on This Parcel (2 permits, 0 grouped projects)

Record #	Category	Status	Applied / Issued	Valuation	Description
RES-2118493	Plumbing / water heater / sewer	Expired Permit	Iss. Aug 24, 2021	$4,404	Change-out installation of Gas - 050 gallon to Electric - 052 gallon, relocate to inside building, screening not require…
RES-1821875	Roof replacement	Finaled	Iss. Nov 13, 2018	$13,993	E-Permit: Tear Off - Yes, Resheet - Yes, 3 layer(s), 21 squares of 40yr Laminated Dimensional Composition. CRRC: 0890-00…

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 $423,000 ($372,000–$474,000).

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 6,534 sq ft lot. Local precedent is active with 2 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Aug 24, 2021, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
✓ Above-average reinvestment in Airport
10 substantial renovation & housing permits over 24 months (48.1 per 1,000 parcels vs. 30.4 citywide baseline) (#91 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Airport)

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)
! 1 slow or stalled nearby project within ½ mile
Closest lead: Accessory dwelling unit at 6457 Romack Cir (0.11 mi SE, 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 (~$5,272/yr at $423,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$439/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector

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 6,534 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 06067C0190H, effective August 16, 2012

CGS Alquist-Priolo Earthquake Fault Zone

Not in an Alquist-Priolo Earthquake Fault Zone