7312 Benbow St
Sacramento 95822 · Meadowview · City of Sacramento · Coordinates: 38.49256, -121.48959
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $424,000 ($373,000–$475,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1 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
- ✓ Documented permitted upgrades (+$3,843 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jan 25, 2024).
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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: 7067 Remo Way New ADU (0.35 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 (~$5,284/yr at $424,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$440/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:
- 7312 BENBOW ST
Zoning & Land Use
R-1 — 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: $373,000 – $475,000 · 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)
4 active or recent development projects (3 housing units across completed, permitted, and pipeline stages) and 476 total building permits recorded within ½ mile.
- Adds housing (ADU)3 permits (3 units)
- Additions & renovations25 permits
- Building systems425 permits
- Repairs6 permits
- Other17 permits
Developments Deserving Closer Investigation & Active Area Builders
- 7067 Remo Way New ADU (Entitled)0.35 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 2162 Matson Dr (Entitled)0.46 mi S
In "Entitled" for 3.8 yr (since Feb 8, 2023), 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 7501 Lemarsh Way (Entitled)0.47 mi S
In "Entitled" for 3.8 yr (since Jan 11, 2023), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
- Accessory dwelling unit at 1905 Newport Ave (Issued)0.34 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: American Home Energy Savers (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Pacific Heat And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Jdr Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Home Depot USA (5 in ½ mi · Remodel / interior alteration); Grid Alternatives (5 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2401812 | Remodel / interior alteration | Finaled | Iss. Jan 25, 2024 | $7,595 | C/O water heater, gas to electric HPWH, run new 220v circuit for water heater. Install new 200a panel replacing the old… |
| RES-2300233 | HVAC / heat pump | Finaled | Iss. Jan 5, 2023 | $8,790 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |
| RES-2227698 | Plumbing / water heater / sewer | Finaled | Iss. Dec 29, 2022 | $6,800 | AA: Sewer Service replacement or repair, Dig and Bury 20 L.F. DWV replacement or repair, 30 L.F. Water Re-pipe, 25 L.F. … |
| RES-2217020 | Electrical / panel | Expired Permit | Iss. Aug 25, 2022 | $4,000 | AA: - Overhead service, adding 4 outlets (120V). New electrical outlets in kitchen, new light fixtures in bedrooms and … |
| RES-2213569 | Plumbing / water heater / sewer | Expired Permit | Iss. Jun 27, 2022 | $15,000 | Like for like, kitchen remodel, windows, bathroom remodel, adding a gas line to kitchen converting electric to gas. Carb… |