2197 63rd Ave
Sacramento 95822 · Meadowview · City of Sacramento · Coordinates: 38.49417, -121.48829
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 $420,000 ($370,000–$470,000).
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
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through May 2, 2025, 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 Meadowview
163 substantial renovation & housing permits over 24 months (19.5 per 1,000 parcels vs. 30.4 citywide baseline) (#30 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Meadowview)
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: 7067 Remo Way New ADU (0.22 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 (~$5,238/yr at $420,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$437/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:
- 03013
- Addresses on lot:
- 2197 63RD AVE
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 06067C0305H, 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: $370,000 – $470,000 · 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
- 7067 Remo Way New ADU (Entitled)0.22 mi N
In "Entitled" for 5.2 yr (since Sep 7, 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 6931 Diegel Cir (Issued)0.46 mi N
Active in "Issued" for 14 mo (first record Sep 16, 2025) with no new permit activity recorded in 9 mo. work_desc changed to "EPC - NEW DETACHED 2 BDRM ADU 743 SF, GARAGE 400 SF, PATIO 102 SF. with solar Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt). All work subject to field inspections. SEE REVISION RES-2612352: RELOCATED DOORS ON SHEET A-2 SEE REVISION RES-2623850: REPLACING CENTRAL UNIT WITH 3 MINI SPLIT UNITS" in snapshot Nov 1, 2026.
- Accessory dwelling unit at 2323 67th Ave (Issued)0.34 mi SE
Active in "Issued" for 2.4 yr (first record Jun 14, 2024) with no new permit activity recorded in 18 mo.
- Accessory dwelling unit at 1905 Newport Ave (Issued)0.42 mi W
Active in "Issued" for 16 mo (first record Jul 3, 2025) with no new permit activity recorded in 12 mo.
Entity-resolved builders & contractors in ½ mile: Home Depot USA (1 on parcel, 3 in ½ mi · Remodel / interior alteration); Clarke And Rush Mechanical (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); High End Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Grid Alternatives (4 in ½ mi · Remodel / interior alteration); Dekreek Construction (3 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2509015 | Plumbing / water heater / sewer | Finaled | Iss. May 2, 2025 | $12,898 | Change-out installation of Gas - 050 gallon to Electric - 052 gallon, located inside building, screening not required. |
| RES-2509013 | Roof replacement | Finaled | Iss. May 2, 2025 | $20,000 | No Duct Work Permitted. Change-out Roof Mount to Split System (all-electric heat pump). The existing unit shall be remov… |
| RES-2507514 | Electrical / panel | Finaled | Iss. Apr 14, 2025 | $6,500 | E-Permit: existing panel 100 Amps - Overhead service, new main panel 200 Amps, New Install weather head/masthead work. |
| RES-2321620 | Remodel / interior alteration | Finaled | Iss. Oct 11, 2023 | $4,559 | Window Permit: Change out 4 windows, like for like, retrofit. The egress windows will meet the code requirements enfor… |