2451 Meadowview Rd
Sacramento 95832 · Meadowview · City of Sacramento · Coordinates: 38.48247, -121.47876
Executive Verdict · Public-Records Synthesis
Zoned R-2B in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $409,000 ($360,000–$458,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2B allows residential use qualifying for ministerial ADU review under state law (2 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 72 documented municipal building permits on file
On-parcel permit history is indexed through Oct 23, 2026, 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 7541 Twilight Dr (0.19 mi NE, issued). 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 (~$5,113/yr at $409,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$426/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:
- 559,746 sq ft (12.85 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03054
- Addresses on lot:
- 2451 MEADOWVIEW RD; 2451 MEADOWVIEW RD # 1001 # 1001; 2451 MEADOWVIEW RD # 1002 # 1002
Zoning & Land Use
R-2B — Multi-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-2B (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-2B (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-2B (multifamily residential), not a single-family residential zone.
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: $360,000 – $458,000 · Status: Off market
HUD Small Area FMR (ZIP 95832) · FY 2026
Studio $1,910 · 1BR $2,010 · 2BR $2,470 · 3BR $3,290 · 4BR $3,790
Nearby Activity (½ mile radius, since November 2024)
7 active or recent development projects (30 housing units across completed, permitted, and pipeline stages) and 447 total building permits recorded within ½ mile.
- New construction5 permits (108 units)
- Adds housing (ADU)5 permits (5 units)
- Additions & renovations38 permits
- Building systems375 permits
- Repairs4 permits
- Other20 permits
Developments Deserving Closer Investigation & Active Area Builders
- Clover, Quadrant 2, Building 1 (In review)0.49 mi E
High-impact scale (24 housing units, $4,050,192 declared valuation across 12 permits). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
- Accessory dwelling unit at 7541 Twilight Dr (Issued)0.19 mi NE
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.
- Kenworthy Tentative Map (Entitled)0.18 mi SW
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)0.38 mi SW
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: Sierra Valley Mechanical (48 on parcel, 49 in ½ mi · HVAC / heat pump); Central Glass (18 on parcel, 18 in ½ mi · Windows / doors / siding); Graves 7 (3 on parcel, 3 in ½ mi · Plumbing / water heater / sewer); Kft Construction (2 on parcel, 2 in ½ mi · Repair tied to a housing/code case); John F Otto (7 in ½ mi · New commercial / non-residential building).
Permit & Project History on This Parcel (72 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2623794 | Windows / doors / siding | Void | App. Oct 23, 2026 | $1,636 | INSTALL 2 RETROFIT WINDOWS IN THE LIVING ROOM AND MASTER BEDROOM. LIKE FOR LIKE, SIZES AND LOCATIONS. BOTH MEET TITLE 24… |
| COM-2623833 | Windows / doors / siding | Ready-to-Issue | App. Oct 23, 2026 | $960 | INSTALL ONE RETROFIT WINDOW IN THE LIVING ROOM. LIKE FOR LIKE SIZE AND LOCATION. MEET TITLE 24. THE EGRESS WINDOWS WILL … |
| COM-2623797 | Windows / doors / siding | Ready-to-Issue | App. Oct 23, 2026 | $1,636 | INSTALL TWO RETROFIT WINDOWS IN THE LIVING ROOM AND THE MASTER BEDROOM. LIKE FOR LIKE. SIZES AND LOCATION. BOTH MEET TIT… |
| COM-2621089 | HVAC / heat pump | Issued | Iss. Sep 23, 2026 | $9,124 | REPLACE 3 TON HVAC SYSTEM, LIKE FOR LIKE. NO DUCTS ADDED OR CHANGED. THE EXISTING INDOOR UNIT IS IN A SOFFIT IN THE CEIL… |
| COM-2618390 | Windows / doors / siding | Finaled | Iss. Aug 24, 2026 | $770 | Window Permit: FOR UNIT #312-Install 1 retrofit window in the bedroom, like for like in size and location. Meets Title… |
| COM-2615474 | HVAC / heat pump | Issued | Iss. Jul 21, 2026 | $9,124 | HVAC Permit: FOR UNIT 702- Replace 3 ton HVAC system, like for like with no ducts added or changed. The existing indoor… |
| COM-2614579 | Windows / doors / siding | Finaled | Iss. Jul 15, 2026 | $925 | Install one retrofit window in the living room. Like for like VINYL WINDOW, size and location. Meets Title 24 and egress… |
| RES-2614578 | Other | Void | App. Jul 9, 2026 | $925 | — |
| COM-2609731 | Windows / doors / siding | Finaled | Iss. May 14, 2026 | $885 | CHANGE OUT ONE RETROFIT WINDOW IN THE MASTER BEDROOM, LIKE FOR LIKE, MEETS TITLE 24 AND EGRESS. THE EGRESS WINDOWS WILL … |
| COM-2608264 | Windows / doors / siding | Finaled | Iss. Apr 27, 2026 | $1,771 | Window Permit: FOR UNIT 801-Install 2 retrofit windows, one in the living room and one in the fires bedroom. Like for … |
| COM-2605515 | HVAC / heat pump | Issued | Iss. Mar 23, 2026 | $9,124 | Replace 3 ton HVAC system, like for like. No ducts added or changed. The existing indoor unit is in a soffit in the ceil… |
| COM-2524352 | Windows / doors / siding | Finaled | Iss. Nov 26, 2025 | $2,582 | Window Permit: FOR UNIT 806- Install 2 retrofit windows in the living room and 1 in the second bedroom. Like for like in… |
| COM-2524084 | Windows / doors / siding | Void | App. Nov 18, 2025 | $2,582 | Install retrofit 2 windows like for like size and location Living Room and Bedroom. Carbon monoxide & Smoke alarms requi… |
| COM-2523892 | Windows / doors / siding | Finaled | Iss. Nov 18, 2025 | $1,671 | Install retrofit 2 windows like for like size and location. Carbon monoxide & Smoke alarms required. Reference CRC secti… |
| COM-2519347 | HVAC / heat pump | Finaled | Iss. Oct 9, 2025 | $9,500 | HDB# 25-027150 Change out of 3 ton A/C unit like for like. |