1601 Belinda Way
Sacramento 95822 · Meadowview · City of Sacramento · Coordinates: 38.48369, -121.49979
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 6,098 sq ft lot. Local precedent is active with 4 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$2,816 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest May 14, 2018).
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)
- ! Delayed or open permit activity on this parcel
Plan revision / deferred submittal (SUB-1711999): Pending in review for 9.4 yr (83.3× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Klotz Ranch Apartments (0.47 mi SW, 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:
- 6,098 sq ft (0.14 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03054
- Addresses on lot:
- 1601 BELINDA 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 6,098 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
- Klotz Ranch Apartments (Entitled)0.47 mi SW
In "Entitled" for 5.8 yr (since Feb 5, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (266 housing units across 0 permits).
- Plan revision / deferred submittal (SUB-1711999) (Abandoned)On this parcel
Pending in review for 9.4 yr (83.3× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- Premier Choice Builders, LLC; New SFR and ADU (Entitled)0.27 mi N
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)0.28 mi N
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).
Entity-resolved builders & contractors in ½ mile: Md Construction And Restoration (1 on parcel, 1 in ½ mi · Roof replacement); Z Century Construction (1 on parcel, 1 in ½ mi · Roof replacement); Zhu Heating And Air Conditioning Repair (1 on parcel, 1 in ½ mi · Electrical / panel); Home Depot USA (5 in ½ mi · Remodel / interior alteration); Imkat Construction (3 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-1808989 | Roof replacement | Finaled | Iss. May 14, 2018 | $8,500 | HSG Case 18-008276 : Re-Roof w/ Tear off, install 24 squares of 30+ yr CRRC laminated dimensional composition roofing m… |
| RES-1808243 | Roof replacement | Finaled | Iss. May 3, 2018 | $7,000 | HSG Case 18-008276 : Illegal Residential Cannabis Grow-WWOP-QUAD Fees-Restore SFR. Although there was work finaled unde… |
| RES-1712013 | Remodel / interior alteration | Finaled | Iss. Jul 25, 2017 | $8,000 | EPC Submittal - Remodel of Residential Building - 231 SF OF WORK AREA UPGRADE EXISTING 100 AMP PANEL TO 200 AMP INSTAL… |
| SUB-1711999 | Plan revision / deferred submittal | Abandoned | App. Jul 7, 2017 | $8,000 | EPC Submittal - Remodel of Residential Building - 231 SF OF WORK AREA UPGRADE EXISTING 100 AMP PANEL TO 200 AMP INSTALL … |