7444 Tisdale Way
Sacramento 95822 · Meadowview · City of Sacramento · Coordinates: 38.48865, -121.47028
Executive Verdict · Public-Records Synthesis
Zoned R-1A in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $403,000 ($355,000–$451,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$13,440 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Sep 22, 2026).
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: Apartment Complex (0.41 mi S, 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 (~$5,044/yr at $403,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$420/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:
- 2,651 sq ft (0.06 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03054
- Addresses on lot:
- 7444 TISDALE WAY
Zoning & Land Use
R-1A — Single-Unit or Duplex Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-1A (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling 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: $355,000 – $451,000 · 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
Developments Deserving Closer Investigation & Active Area Builders
- Apartment Complex (Fee estimate)0.41 mi S
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).
- Luther Gardens Senior Apartments (Entitled)0.43 mi NE
In "Entitled" for 4.7 yr (since Feb 15, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (24 housing units across 0 permits).
- Senior Housing (Fee estimate)0.45 mi NW
In "Fee estimate" for 6.3 yr (since Jul 27, 2020), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (100 housing units, $36,000,000 declared valuation across 1 permit).
- Clubhouse for Apartment Complex (Fee estimate)0.46 mi S
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).
Entity-resolved builders & contractors in ½ mile: Allphase Solar (2 on parcel, 2 in ½ mi · Plan revision / deferred submittal); Capital Remodel And Design (1 on parcel, 1 in ½ mi · Solar / battery storage); Atticman Heating And Air Conditioning Insulation (1 on parcel, 1 in ½ mi · HVAC / heat pump); Build It Construction (7 in ½ mi · Remodel / interior alteration); Domus Construction And Design (3 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2619761 | Solar / battery storage | Finaled | Iss. Sep 22, 2026 | $12,500 | 0kw Solar PV System, 13.5 kw PV Storage System Size and 0gal Solar WH System (water heater installed null). All supply s… |
| RES-2408423 | HVAC / heat pump | Finaled | Iss. Apr 19, 2024 | $5,000 | Water Heater Permit: 50 gallon Bradford white hybrid heat pump tanked water heater replacement. Water conserving fixtu… |
| RES-1809940 | Plan revision / deferred submittal | Complete | App. May 25, 2018 | — | REVISING PLANS TO PROPERLY REFLECT THE EXISTING 200A MAIN SERVICE, AS PLANS INCORRECTLY SHOW 125A Revision to RES-18081… |
| RES-1808196 | Solar / battery storage | Finaled | Iss. May 3, 2018 | $16,000 | 3.245kw Solar PV System, Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314, Water conserving f… |