7544 Eddylee Way
Sacramento 95822 · Meadowview · City of Sacramento · Coordinates: 38.48417, -121.49178
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 $418,000 ($368,000–$468,000).
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 6 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 6 documented municipal building permits on file
On-parcel permit history is indexed through Jun 28, 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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 7501 Lemarsh Way (0.17 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 (~$5,215/yr at $418,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$435/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:
- 7544 EDDYLEE 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: $368,000 – $468,000 · 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 7501 Lemarsh Way (Entitled)0.17 mi NE
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 2162 Matson Dr (Entitled)0.18 mi NE
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).
- Premier Choice Builders, LLC; New SFR and ADU (Entitled)0.41 mi NW
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)0.41 mi NW
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: On Time Air Conditioning And Heating (2 on parcel, 2 in ½ mi · HVAC / heat pump); Orozco Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Grid Alternatives (4 in ½ mi · Remodel / interior alteration); F And T Investments (3 in ½ mi · Remodel / interior alteration); Rose Remodeling (3 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2513617 | Roof replacement | Finaled | Iss. Jun 28, 2025 | $16,200 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 26 squares of 30yr Laminated Dimensional Composition. In-progress in… |
| RES-2424987 | HVAC / heat pump | Finaled | Iss. Nov 13, 2024 | $6,649 | Change-out Ducts Only to Ducts Only. The existing unit shall be removed. The new unit shall be placed in the same locati… |
| RES-2222328 | Plumbing / water heater / sewer | Expired Permit | Iss. Oct 19, 2022 | $3,500 | E-Permit: Shower Replacement. |
| RES-2221414 | Electrical / panel | Expired Permit | Iss. Oct 6, 2022 | $1,800 | E-Permit: - Overhead service, adding 4 outlets (120V), adding 1 exhaust fans. |
| RES-2221408 | Plumbing / water heater / sewer |