7495 Carella Dr
Sacramento 95822 · Meadowview · City of Sacramento · Coordinates: 38.48634, -121.49957
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 $423,000 ($372,000–$474,000).
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 5 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$3,222 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Mar 14, 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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Premier Choice Builders, LLC; New SFR and ADU (0.11 mi NE, 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:
- 03054
- Addresses on lot:
- 7495 CARELLA DR
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: $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
Developments Deserving Closer Investigation & Active Area Builders
- Premier Choice Builders, LLC; New SFR and ADU (Entitled)0.11 mi NE
In "Entitled" for 5.5 yr (since May 12, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 7458 Sylvia Way ADU (Entitled)0.12 mi NE
In "Entitled" for 5.5 yr (since May 12, 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 1905 Newport Ave (Issued)0.47 mi NE
Active in "Issued" for 16 mo (first record Jul 3, 2025) with no new permit activity recorded in 12 mo.
- Accessory dwelling unit at 7541 19th St (Finaled / completed)0.35 mi SE
current_status changed to "Finaled" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Connected Technology (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Aire Serv Of Sacramento (1 on parcel, 1 in ½ mi · HVAC / heat pump); Grid Alternatives (4 in ½ mi · Remodel / interior alteration); Imkat Construction (3 in ½ mi · Accessory dwelling unit (new or conversion)); Home Depot USA (3 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-2405218 | Remodel / interior alteration | Finaled | Iss. Mar 14, 2024 | $6,367 | Install new 200A MSP + add new 50amp circuit and run approximately 60' 6 AWG wire in 3/4" EMT conduit with 10 AWG ground… |
| RES-1907560 | HVAC / heat pump | Finaled | Iss. Apr 29, 2019 | $11,000 | Change-out w/new ducts Split System to Split System. The existing unit shall be removed. The new unit shall be placed in… |