2551 Ferndale Ave
Sacramento 95822 · Meadowview · City of Sacramento · Coordinates: 38.48542, -121.47809
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 $437,000 ($385,000–$489,000).
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 2 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$18,864 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Oct 23, 2025).
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: Clover Workforce Apartments (0.48 mi E, 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 (~$5,432/yr at $437,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$453/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:
- 2551 FERNDALE AVE
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: $385,000 – $489,000 · 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
Nearby Activity (½ mile radius, since November 2024)
9 active or recent development projects (388 housing units across completed, permitted, and pipeline stages) and 449 total building permits recorded within ½ mile.
- New construction5 permits (128 units)
- Adds housing (ADU)5 permits (5 units)
- Additions & renovations37 permits
- Building systems380 permits
- Repairs3 permits
- Other19 permits
Developments Deserving Closer Investigation & Active Area Builders
- Clover Workforce Apartments (Entitled)0.48 mi E
In "Entitled" for 18 mo (since May 15, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (358 housing units, 358 deed-restricted affordable across 0 permits).
- 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)0.13 mi SE
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.
- Accessory dwelling unit at 2729 Provo Way (Entitled)0.31 mi N
In "Entitled" for 3.9 yr (since Dec 15, 2022), 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: Grid Alternatives (3 on parcel, 4 in ½ mi · Remodel / interior alteration); Clarke And Rush Mechanical (1 on parcel, 1 in ½ mi · Roof replacement); Stoneridge Roofing (1 on parcel, 1 in ½ mi · Roof replacement); High End Electric (1 on parcel, 1 in ½ mi · Electrical / panel); John F Otto (7 in ½ mi · New commercial / non-residential building).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2522232 | Plan revision / deferred submittal | Complete | App. Oct 23, 2025 | — | REVISION TO RES-2520671-Changed EV brand to ChargePoint Home Flex. Output rating and EV location is the same as previous… |
| RES-2520671 | Remodel / interior alteration | Finaled | Iss. Oct 3, 2025 | $3,000 | Install a hardwired ev charger with a 40a breaker in the msp. REVISION RES-252232- Changed EV brand to ChargePoint Home… |
| RES-2520352 | Solar / battery storage | Finaled | Iss. Sep 26, 2025 | $61,019 | Reviewed by SolarApp+ 4kw Solar PV System, 11.5 kw PV Storage System Size and nullgal Solar WH System (water heater inst… |
| RES-2518847 | Roof replacement | Finaled | Iss. Sep 9, 2025 | $12,500 | Remove existing composition shingles (1 layer), install (9 sq. - partial) Landmark Solaris Mist White ID# 0668-0071. No… |
| RES-2506767 | Roof replacement | Expired Permit | Iss. Apr 4, 2025 | $24,314 | No Duct Work Permitted. Change-out Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be p… |
| RES-2505985 | Electrical / panel | Finaled | Iss. Mar 25, 2025 | $5,500 | E-Permit: existing panel 100 Amps - Overhead service, new main panel 200 Amps, New Install weather head/masthead work. |