7553 Titian Pkwy
Sacramento 95823 · Parkway · City of Sacramento · Coordinates: 38.48301, -121.44903
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA AE flood due diligence; benchmark value $403,000 ($355,000–$451,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1 allows residential use qualifying for ministerial ADU review under state law (2 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Sep 15, 2025, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 2% of the lot of lot)
Zone AE: regulatory floodway (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 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:
- 7,405 sq ft (0.17 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 7553 TITIAN PKWY
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 lotPossible, with conditions
Zoned R-1, a single-family residential zone. FEMA regulatory floodway covers about 2% of the lot: SB 9 requires a no-rise certification.
- SB 9: split into two lotsPossible, with conditions
Zoned R-1, a single-family residential zone. The lot is 7,405 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA regulatory floodway covers about 2% of the lot: SB 9 requires a no-rise certification.
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 AE: regulatory floodway (Special Flood Hazard Area) (about 2% of the lot); Zone X: 1% annual chance flood, depth under 1 foot (about 24% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 74% 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: $355,000 – $451,000 · 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
Developments Deserving Closer Investigation & Active Area Builders
Entity-resolved builders & contractors in ½ mile: On Time Air Conditioning And Heating (1 on parcel, 1 in ½ mi · HVAC / heat pump); Bernardino Roofing (1 on parcel, 1 in ½ mi · Roof replacement); California Energy Consortium (1 on parcel, 1 in ½ mi · HVAC / heat pump); A2z Water Heaters (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Angel Romero Lathing And Plastering (1 on parcel, 1 in ½ mi · Windows / doors / siding).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2519433 | Plumbing / water heater / sewer | Finaled | Iss. Sep 15, 2025 | $3,350 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located outside building, within Existing Exterior Encl… |
| RES-2414815 | HVAC / heat pump | Finaled | Iss. Jul 8, 2024 | $31,220 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-2304216 | Windows / doors / siding | Finaled | Iss. Mar 6, 2023 | $3,000 | REMOVE 4 ROWS OF WOOD SIDING TO ADD STUCCO TO MATCH REST OF THE WALL. Carbon monoxide & Smoke alarms required. Reference… |
| RES-2302845 | Roof replacement | Finaled | Iss. Feb 14, 2023 | $19,240 | E-Permit: Tear Off - Yes, Resheet - No, 2 layer(s), 26 squares of Composite Class A. In-progress inspection required if … |