Parcel Context · Public-Records Property BriefAPN 049-0112-009-0000

7514 Loma Verde Way

Sacramento 95822 · Meadowview · City of Sacramento · Coordinates: 38.48583, -121.47781

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 2 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Jan 22, 2024, 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: Clover Workforce Apartments (0.47 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 (~$5,215/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:: 7514 LOMA VERDE 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)

Estimated Price (ZIP ZHVI + Neighborhood ACS + Permit Model):$418,000

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

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)

7 active or recent development projects (386 housing units across completed, permitted, and pipeline stages) and 440 total building permits recorded within ½ mile.

New construction5 permits (128 units)
Adds housing (ADU)4 permits (4 units)
Additions & renovations35 permits
Building systems373 permits
Repairs4 permits
Other19 permits

Developments Deserving Closer Investigation & Active Area Builders

Clover Workforce Apartments (Entitled)0.47 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 SE
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)0.14 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)0.28 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: Cutting Edge General Contracting (1 on parcel, 1 in ½ mi · Roof replacement); John F Otto (7 in ½ mi · New commercial / non-residential building); Js Construction And Restoration (5 in ½ mi · Remodel / interior alteration); Brown Construction (4 in ½ mi · New multifamily / condos / mixed-use); Connected Technology (3 in ½ mi · Remodel / interior alteration).

Permit & Project History on This Parcel (1 permits, 0 grouped projects)

Record #	Category	Status	Applied / Issued	Valuation	Description
RES-2401615	Roof replacement	Finaled	Iss. Jan 22, 2024	$20,000	E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 9 squares of 30yr Laminated Dimensional Composition. In-progress in…

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 2 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Jan 22, 2024, 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: Clover Workforce Apartments (0.47 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 (~$5,215/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

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)

Estimated Price (ZIP ZHVI + Neighborhood ACS + Permit Model):$418,000

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

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)

7 active or recent development projects (386 housing units across completed, permitted, and pipeline stages) and 440 total building permits recorded within ½ mile.

New construction5 permits (128 units)

Adds housing (ADU)4 permits (4 units)

Additions & renovations35 permits

Building systems373 permits

Repairs4 permits

Other19 permits

Developments Deserving Closer Investigation & Active Area Builders

Clover Workforce Apartments (Entitled)0.47 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 SE

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)0.14 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)0.28 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).

Record #