Sacramento 95822 · Meadowview · APN 049-0265-016-0000 · 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 $453,000 ($399,000–$507,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 10,454 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
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Sep 22, 2021).
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.
$453,000
Benchmark range: $399,000 – $507,000
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)
Closest lead: Apartment Complex (0.16 mi SE, fee estimate). 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 (~$468/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: 2 homes completed, 4 permitted, 383 proposed or in review (358 of them deed-restricted affordable); 1 commercial or mixed-use project.
9 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.
393 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 "Fee estimate" for 5 yr (since Oct 27, 2021), with no new permit record in 5 yr. · 36 units · $6,520,000 declared valuation
In "Fee estimate" for 5 yr (since Oct 27, 2021), with no new permit record in 5 yr. · $1,870,000 declared valuation
Permit issued and active for 4.5 yr (first record May 24, 2022), with no completion or new permit record in 3.9 yr. · 1 unit · $220,000 declared valuation
In "Entitled" for 3.9 yr (since Dec 15, 2022), with no new permit record in 3.9 yr. · 1 unit · $142,522 declared valuation
In "Entitled" for 18 mo (since May 15, 2025), with no new permit record in 18 mo. · 358 units
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 electrical / panel (7429 29th St): First appeared in published agency feed
Record RES-2621790 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby ev charger (2812 Meadowview Rd): First appeared in published agency feed
Record COM-2623814 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2610343 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (7474 29th St): Status changed from Issued to Expired Permit
Record RES-2522692 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (3787 Shining Star Dr): First appeared in published agency feed
Record RES-2622288 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (7681 Billings Way): Status changed from Issued to Finaled
Record RES-2614613 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (7542 Meadowair Way): First appeared in published agency feed
Record RES-2621506 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (3040 Loma Verde Way): First appeared in published agency feed
Record RES-2623141 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (3910 Cottontail Way): First appeared in published agency feed
Record RES-2621618 · 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 →In "Fee estimate" for 5 yr (since Oct 27, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (36 housing units, $6,520,000 declared valuation across 1 permit).
In "Fee estimate" for 5 yr (since Oct 27, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). High-impact scale ($1,870,000 declared valuation across 1 permit).
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).
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.
In "In review" for 5 mo (since Jun 4, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Plan Check Target" in snapshot Nov 1, 2026.
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 |
|---|---|---|---|---|
| Boyd Plumbing | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $30,643 | 0 vs 0 prior |
| Quality First Home Improvement | Addition (adds square footage) | 1 on parcel1 in ½ mi | $20,000 | 2 vs 20 prior−90% |
| Stephen W Gabel | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi |
| 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 95822
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 ($4,550/yr) + local voter-approved bond debt ($637/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.
−$15,721/yr
Cash needed: $100,100
NOI: $11,888/yr
P&I: $2,301/mo
For $0/mo net cash flow
At $2,100/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 | $1,932/mo | −$1,551/mo | -18.6% | $4,098/mo | −$1,519/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | −$1,310/mo | -15.7% | $3,793/mo | −$1,159/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,226/mo | −$1,172/mo | -14.0% | $3,705/mo | −$885/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 ↗
E-Permit: Water Service replacement or repair, 250 L.F. Water Re-pipe, 250 L.F.
Dedicated Gas Line for Log Lighter
AA: Gas Line replacement, repair, or new leg, 78 L.F. Smoke & Carbon Monoxide Alarms required per CRC sections R314 & R315. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Residences built after January 1, 1994 are exempt). Changes in this scope require PRE-approval from Building Department. ALL work subject to field inspection, unless exempted by Code. Access to perform inspection/s must be provided by the Party requesting the inspection.
panel upgrade 100 to 200
AA: existing panel 100 Amps - Underground service, new main panel 200 Amps, Replacement weather head/masthead work, main breaker replacement, 50A Circuit for future plug/play hot tub.Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
Patio Cover
(2) New Patio Covers attached / detached
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
0.24 acres
Assessor's classification for assessment purposes. This is not zoning.
7555 ASHWOOD WAY
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 049-0265-016-0000. 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.
| $2,501 |
| 0 vs 0 prior |
| All Ways Plumbing | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $1,250 | 0 vs 0 prior |
| 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 |
| Js Construction And Restoration Recent nearby: 7566 Twilight Dr (Jul 20, 2026) | Remodel / interior alteration | 5 in ½ mi | $150,000 | 8 vs 0 prior |
| Brown Construction Recent nearby: 65 Coral Gables Ct (Oct 27, 2021) | New multifamily / condos / mixed-use | 4 in ½ mi | $10,900,000 | 4 vs 27 prior−85% |
| Bonney Plumbing Recent nearby: 3001 Trentwood Way (Jun 27, 2024) | Remodel / interior alteration | 3 in ½ mi | $6,146 | 45 vs 99 prior−55% |
| Connected Technology Recent nearby: 3662 Shining Star Dr (Jun 17, 2024) | Remodel / interior alteration | 3 in ½ mi | $4,874 | 117 vs 248 prior−53% |
| Hilbers Recent nearby: 2801 Meadowview Rd (Dec 18, 2019) | Demolition | 2 in ½ mi | $6,086,000 | 1 vs 7 prior |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage)On this parcel | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Plumbing / water heater / sewerOn this parcel | 18,112 | 0d | 0d | 0d | 1d | 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.