Parcel Context · Public-Records Property BriefAPN 048-0185-014-0000

7551 Thorpe Way

Sacramento 95822 · Meadowview · City of Sacramento · Coordinates: 38.48409, -121.48581

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. Local precedent is active with 1 ADU permit within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Aug 25, 2023, 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)
! 6 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 2162 Matson Dr (0.23 mi NW, 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:: 03054
Addresses on lot:: 7551 THORPE 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)

Estimated Price (ZIP ZHVI + Neighborhood ACS + Permit Model):$420,000

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

ACS 2020–2024 Median Gross Rent (Meadowview):$1,710±$198

ACS 2020–2024 Median Gross Rent (ZIP 95822):$1,674±$78

Zillow Home Value Index (ZIP 95822, September 2026):$428,158

ACS 2020–2024 Median Home Value (Meadowview):$391,000±$13,100

ACS 2020–2024 Median Home Value (ZIP 95822):$467,000±$10,600

Nearby Activity (½ mile radius, since November 2024)

9 active or recent development projects (9 housing units across completed, permitted, and pipeline stages) and 559 total building permits recorded within ½ mile.

New construction1 permit
Adds housing (ADU)8 permits (8 units)
Additions & renovations37 permits
Building systems492 permits
Repairs8 permits
Other13 permits

Developments Deserving Closer Investigation & Active Area Builders

Accessory dwelling unit at 2162 Matson Dr (Entitled)0.23 mi NW
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 NW
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).
Kenworthy Tentative Map (Entitled)0.36 mi SE
In "Entitled" for 5.7 yr (since Feb 25, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199).
Accessory dwelling unit at 7660 23rd St (In review)0.41 mi S
In "In review" for 6 mo (since Apr 30, 2026), 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: A Better Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Mg Electric (1 on parcel, 1 in ½ mi · Electrical / panel); California Delta Mechanical (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Grid Alternatives (6 in ½ mi · Remodel / interior alteration); Brown Construction (3 in ½ mi · New multifamily / condos / mixed-use).

Permit & Project History on This Parcel (5 permits, 0 grouped projects)

Record #	Category	Status	Applied / Issued	Valuation	Description
RES-2318163	Roof replacement	Finaled	Iss. Aug 25, 2023	$14,000	E-Permit: Tear Off - Yes, Resheet - No, 3 layer(s), 20 squares of 50yr Laminated Dimensional Composition. CRRC: 0676-013…
RES-2316742	HVAC / heat pump	Expired Permit	Iss. Aug 9, 2023	$9,040	Change-out w/new ducts Split System to Split System. The existing unit shall be removed. The new unit shall be placed in…
RES-2111712	Electrical / panel	Finaled	Iss. Jun 1, 2021	$2,461	E-Permit: existing panel 100 Amps - Overhead service, new main panel 200 Amps, New Install weather head/masthead work.
RES-2101096	Plumbing / water heater / sewer	Finaled	Iss. Jan 19, 2021	$3,000	E-Permit: Drain Line replacement or repair, 8 L.F.
RES-1805879	Plumbing / water heater / sewer	Finaled	Iss. Apr 2, 2018	$1,982	Change-out installation of Gas - 030 gallon to Gas - 030 gallon, located inside building, screening not required.

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. Local precedent is active with 1 ADU permit within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Aug 25, 2023, 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)
! 6 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 2162 Matson Dr (0.23 mi NW, 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

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)

Estimated Price (ZIP ZHVI + Neighborhood ACS + Permit Model):$420,000

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

ACS 2020–2024 Median Gross Rent (Meadowview):$1,710±$198

ACS 2020–2024 Median Gross Rent (ZIP 95822):$1,674±$78

Zillow Home Value Index (ZIP 95822, September 2026):$428,158

ACS 2020–2024 Median Home Value (Meadowview):$391,000±$13,100

ACS 2020–2024 Median Home Value (ZIP 95822):$467,000±$10,600

Nearby Activity (½ mile radius, since November 2024)

9 active or recent development projects (9 housing units across completed, permitted, and pipeline stages) and 559 total building permits recorded within ½ mile.

New construction1 permit

Adds housing (ADU)8 permits (8 units)

Additions & renovations37 permits

Building systems492 permits

Repairs8 permits

Other13 permits

Developments Deserving Closer Investigation & Active Area Builders

Accessory dwelling unit at 2162 Matson Dr (Entitled)0.23 mi NW

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 NW

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).

Kenworthy Tentative Map (Entitled)0.36 mi SE

In "Entitled" for 5.7 yr (since Feb 25, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199).

Accessory dwelling unit at 7660 23rd St (In review)0.41 mi S

In "In review" for 6 mo (since Apr 30, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).

Record #