2179 Montecito Way
Sacramento 95822 · Meadowview · City of Sacramento · Coordinates: 38.48904, -121.48839
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 $420,000 ($370,000–$470,000).
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.
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 Jan 20, 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)
- ✓ 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: Accessory dwelling unit at 2162 Matson Dr (0.22 mi S, 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:
- 2179 MONTECITO WAY
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: $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
- Accessory dwelling unit at 2162 Matson Dr (Entitled)0.22 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)0.23 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 2323 67th Ave (Issued)0.32 mi NE
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)0.46 mi NW
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: Plumber Hero (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); A Class Heating And Air (1 on parcel, 1 in ½ mi · Roof replacement); Werner And Sons (1 on parcel, 1 in ½ mi · Windows / doors / siding); 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 (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2601068 | Roof replacement | Finaled | Iss. Jan 20, 2026 | $8,940 | No Duct Work Permitted. Change-out Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be p… |
| RES-2117344 | Plumbing / water heater / sewer | Finaled | Iss. Aug 10, 2021 | $1,500 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |
| RES-2116888 | Plumbing / water heater / sewer | Finaled | Iss. Aug 4, 2021 | $2,500 | AA: Water Re-pipe, 30 L.F. Replace water main from meter to home (approx. 30 ft of copper) Dig/Bury. |
| RES-1615098 | Windows / doors / siding | Finaled | Iss. Sep 20, 2016 | $8,117 | Install (10) retrofit windows, 1 dual pane patio door nail fin Carbon monoxide & Smoke alarms required. Reference CRC … |