33 Pennywood Ct
Sacramento 95823 · Parkway · City of Sacramento · Coordinates: 38.48535, -121.46702
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 $417,000 ($367,000–$467,000).
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 9,583 sq ft lot. Local precedent is active with 3 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$5,760 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Jul 27, 2023).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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: Apartment Complex (0.22 mi SW, 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)
- ! Year 1 Prop 13 tax reset (~$5,204/yr at $417,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$434/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:
- 9,583 sq ft (0.22 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03111
- Addresses on lot:
- 33 PENNYWOOD CT
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 9,583 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 06067C0302H, 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: $367,000 – $467,000 · Status: Off market
HUD Small Area FMR (ZIP 95823) · FY 2026
Studio $1,530 · 1BR $1,610 · 2BR $1,980 · 3BR $2,640 · 4BR $3,040
Nearby Activity (½ mile radius, since November 2024)
9 active or recent development projects (389 housing units across completed, permitted, and pipeline stages) and 375 total building permits recorded within ½ mile.
- New construction12 permits (348 units)
- Adds housing (ADU)8 permits (8 units)
- Additions & renovations31 permits
- Building systems311 permits
- Repairs4 permits
- Other9 permits
Developments Deserving Closer Investigation & Active Area Builders
- Apartment Complex (Fee estimate)0.22 mi SW
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).
- Clubhouse for Apartment Complex (Fee estimate)0.26 mi SW
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).
- Clover Workforce Apartments (Entitled)0.12 mi W
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)0.23 mi SW
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.
Entity-resolved builders & contractors in ½ mile: Sunrun Installation Services (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Hurley Electric And Construction (1 on parcel, 1 in ½ mi · HVAC / heat pump); On Time Air Conditioning And Heating (1 on parcel, 1 in ½ mi · HVAC / heat pump); Home Depot USA (1 on parcel, 1 in ½ mi · Windows / doors / siding); Ken Cool And Heat Services (1 on parcel, 1 in ½ mi · HVAC / heat pump).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2315759 | HVAC / heat pump | Finaled | Iss. Jul 27, 2023 | $9,257 | No Duct Work Permitted. Change-out Condenser/Coil Only (Split System) to Condenser/Coil Only (Split System). The existin… |
| RES-1906743 | Solar / battery storage | Finaled | Iss. Apr 24, 2019 | $13,682 | 8.4kw Solar PV System, and 0gal Solar WH System (water heater installed null). |
| RES-1816274 | Windows / doors / siding | Finaled | Iss. Aug 24, 2018 | $7,556 | C/O 6 windows like for like retrofit. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. |
| RES-1808789 | Fire alarm / sprinkler | Finaled | Iss. May 10, 2018 | $5,500 | HSG Case 17-006959: Complete Work from Expired Permit RES-1721035: Fire Repair; All drywall to be removed & replaced, re… |
| RES-1805740 | HVAC / heat pump | Finaled | Iss. Mar 28, 2018 | $7,400 | Case #17-006959 HVAC change out. The existing unit shall be removed. The new unit shall be placed in the same location … |
| RES-1721035 | Fire alarm / sprinkler | Expired Permit | Iss. Nov 13, 2017 | $37,000 | HSG Case 17-006959: Fire Repair; All drywall to be removed & replaced, remodel (2) bathrooms & kitchen, complete underg… |
| RES-1720828 | Fire alarm / sprinkler | Withdrawn | App. Nov 8, 2017 | $37,000 | HSG Case 17-006959: Fire Repair; All drywall to be removed & replaced, remodel (2) bathrooms & kitchen, complete underg… |
| RES-1704732 | HVAC / heat pump | Expired Permit | Iss. Mar 28, 2017 | $10,000 | Case # 17-006959 Obtain permit and restore dwelling to original condition, ready to occupy, remove all unapproved wirin… |