Sacramento 95832 · Meadowview · APN 048-0270-066-0000 · City of Sacramento
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 $563,000 ($495,000–$631,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 113,692 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
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Oct 12, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$563,000
Benchmark range: $495,000 – $631,000
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)
Remodel / interior alteration (COM-2016468): Issued after 10 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Kenworthy Tentative Map (0.15 mi SE, entitled). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$572/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Since November 2024 within ½ mile: 3 homes completed, 3 permitted, 1 proposed or in review.
7 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
492 permits within ½ mile since November 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with City of Sacramento's planning department before relying on it.
Sources: City of Sacramento CDD, Zoning (retrieved Nov 11, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of R-1 as single-family residential, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
In "Entitled" for 5.7 yr (since Feb 25, 2021), with no new permit record in 5.7 yr. · 3 units
In "Entitled" for 5.3 yr (since Aug 4, 2021), with no new permit record in 5.3 yr. · 1 unit
In "Entitled" for 5 yr (since Nov 10, 2021), with no new permit record in 5 yr. · 1 unit
In "Entitled" for 3.8 yr (since Jan 11, 2023), with no new permit record in 3.8 yr. · 2 units · $75,000 declared valuation
In "Entitled" for 3.8 yr (since Feb 8, 2023), with no new permit record in 3.7 yr. · 1 unit · $71,192 declared valuation
Permit issued and active for 2.4 yr (first record Jun 24, 2024), with no completion or new permit record in 16 mo. · 1 unit · $51,349 declared valuation
Nearby permit (79b556f2b0c96c7bd817488364250edaacfce23e): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (5d28b677e061dfff16c32854dbc75ae77abe1f55): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (ec3e13b3f89f82961c3dc2916c8dd61f9692c226): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (8b7666081ce4677bc3300d366b6a138ad818eb0e): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (b8476c226f80272965a43a61e8aeb9fa188d8088): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (5cfeaa7a65b1c750f8bc476a4508915f89ab221b): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (7525 Lemarsh Way): First appeared in published agency feed
Record RES-2622172 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (7571 San Felice Cir): First appeared in published agency feed
Record RES-2621640 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (7552 Skelton Way): First appeared in published agency feed
Record RES-2623589 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2197 John Still Dr): First appeared in published agency feed
Record RES-2623688 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (7632 Denise St): First appeared in published agency feed
Record RES-2621867 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (2576 Casa Linda Dr): First appeared in published agency feed
Record RES-2623826 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2551 Kim Ave): First appeared in published agency feed
Record RES-2623013 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2343 John Still Dr): Status changed from Issued to Finaled
Record RES-2620669 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (7728 Teekay Way): Status changed from Issued to Finaled
Record RES-2522012 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full City of Sacramento development graph →Issued after 10 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
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).
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).
In "Entitled" for 5.3 yr (since Aug 4, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 5 yr (since Nov 10, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Active in "Issued" for 15 mo (first record Aug 14, 2025) with no new permit activity recorded in 10 mo. work_desc changed to "EPC - construct a 3 bed, 2 bath 1008 sq ft ADU, 160 sq ft patio covers, 24 sq ft utility room wtih 2.8 kw solar system. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt). “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.” DISHWASHER NOT REQUIRED DSP 10/20/2026 SEE REVISONS: RES-2619579 - REVISED TO DUCT SYSTEM FOR HEATING SYSTEM, INSTEAD OF DUCTLESS RES-2612462 - Updated Energy calcs for mini split removed and central heat pump unit installed" in snapshot Nov 1, 2026.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 8,373 parcels
−12.6% YoY
City baseline: 30.4 / 1k
163 in trailing 24m
Includes 18 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Pha Design Build | HVAC / heat pump | 2 on parcel2 in ½ mi | $170,000 | 0 vs 0 prior |
| Thomas Home Improvement | Commercial tenant improvement | 2 on parcel2 in ½ mi | $42,696 | 4 vs 0 prior |
| Philip Hawkins General Contractor | Remodel / interior alteration | 1 on parcel1 in ½ mi | $556,250 |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 3,657 | 28d | 45d | 85d | 184d | 41d(vs 51d prior) |
| New duplex / half-plex | 115 | 82d | 184d | 416d | 575d | 144d(vs 361d prior) |
| New multifamily / condos / mixed-use | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
| Accessory dwelling unit (new or conversion) |
HUD Small Area Fair Market Rent · ZIP 95832
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($5,650/yr) + local voter-approved bond debt ($791/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$20,167/yr
Cash needed: $124,300
NOI: $14,117/yr
P&I: $2,857/mo
For $0/mo net cash flow
At $2,475/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $2,277/mo | −$1,965/mo | -19.0% | $5,020/mo | −$1,926/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,475/mo | −$1,681/mo | -16.2% | $4,646/mo | −$1,501/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,624/mo | −$1,517/mo | -14.6% | $4,538/mo | −$1,178/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties. In City of Sacramento: Sacramento Tenant Protection Program (City Code Ch. 5.156) — 5% + CPI (8.6% cap effective July 1, 2026) for covered pre-1995 multifamily units. Official program rules ↗
REVISION TO COM 2615915
REVISION TO COM-2615915: During Inspection our Inspector called out that we update our plans to follow the scope of work on Permit # COM 2615915. We needed to remove 1 outlet on the far end wall and remove 1 outlet from underneath the ADA compliance sink.
REMODEL
EPC - Modification to previously approved kitchen remodel under Permit No. COM-2608883. Scope limited to relocation of one ADA-compliant sink, installation of one commercial sink, installation of eighteen (18) recessed LED light fixtures, and associated plumbing and electrical modifications. revision COM-2622819 During Inspection our Inspector called out that we update our plans to follow the scope of work on Permit # COM 2615915. We needed to remove 1 outlet on the far end wall and remove 1 outlet from underneath the ADA compliance sink.
KITCHEN REMODEL
EPC - non-structural interior kitchen remodel, including cabinet and countertop replacement, fixture updates, and associated new electrical Circuit and plumbing improvements. No structural modifications, exterior changes, or changes to the building footprint are proposed. Carbon monoxide & Smoke alarms are required. Reference CRC sections R315 & R314. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt). All work subject to field inspections.
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 72 squares of 30yr Laminated Dimensional Composition. CRRC: 0676-0137
PARKING LOT
EPC - New on grade parking lot for approximately 88 cars. 32500SF - PLNG-INSP
2299 Meadowview Rd - HVAC C/O
EXPEDITED - Change out 2 existing HVAC ground mount unit. New install of 231 lb 96k BTU/hr cooling, 108k BUT/hr heating. Relocating Panel.No structural work to be permitted. Not to be part of remodel permit. Permit issued to complete work on COM-1909848.
2299 Meadowview Rd - HVAC C/O
Change out 2 existing HVAC ground mount unit. New install of 231 lb 96k BTU/hr cooling, 108k BUT/hr heating. No structural work to be permitted. Not to be part of remodel permit. Permit to complete work issued under: COM-1911741
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026 · Applied and issued dates come from the city's Applied and Issued permit datasets. The city publishes current status without a date, so status changes are dated by the window between our snapshots.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From City of Sacramento's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: City of Sacramento CDD, Zoning · Geography: zoning district polygon at parcel point · Source updated Nov 11, 2026 · Retrieved Nov 11, 2026
2.61 acres
Assessor's classification for assessment purposes. This is not zoning.
2299 MEADOWVIEW RD
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 8, 2026 · Retrieved Nov 8, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 048-0270-066-0000. Shows direct levies and special assessments.
Search the city's permit system by address or record number
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| John F Otto Recent nearby: 2700 Meadowview Rd (Apr 17, 2020) | New commercial / non-residential building | 7 in ½ mi | $538,795 | 0 vs 0 prior |
| Grid Alternatives Recent nearby: 2297 John Still Dr (Oct 7, 2025) | Remodel / interior alteration | 6 in ½ mi | $18,000 | 14 vs 1 prior |
| Brown Construction Recent nearby: 73 Coral Gables Ct (Oct 27, 2021) | New multifamily / condos / mixed-use | 4 in ½ mi | $10,900,000 | 4 vs 27 prior−85% |
| Js Construction And Restoration Recent nearby: 7566 Twilight Dr (Jul 20, 2026) | Remodel / interior alteration | 4 in ½ mi | $120,000 | 8 vs 0 prior |
| Hilbers Recent nearby: 2801 Meadowview Rd (Dec 18, 2019) | Demolition | 2 in ½ mi | $6,086,000 | 1 vs 7 prior |
| Bryant Keith Johnson Recent nearby: 2283 Craig Ave (Jun 28, 2019) | Addition (adds square footage) | 2 in ½ mi | $66,859 | 0 vs 0 prior |
| Gvd Renovations Recent nearby: 7572 Tamoshanter Way (May 8, 2025) | Remodel / interior alteration | 2 in ½ mi | $50,799 | 19 vs 25 prior−24% |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage) | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alterationOn this parcel | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Roof replacementOn this parcel | 19,072 | 0d | 0d | 0d | 2d | 0d |
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.