4516 Brookfield Dr
Sacramento 95823 · Parkway · City of Sacramento · Coordinates: 38.48236, -121.45092
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 $427,000 ($376,000–$478,000).
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 6,970 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
- ✓ Documented permitted upgrades (+$25,428 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Sep 14, 2020).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Active nearby investment (Quick Quack Car Wash)
0.49 mi S in "Finaled / completed" stage — High-impact scale ($1,024,277 declared valuation across 11 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: 1% annual chance flood, depth under 1 foot)
about 89% of the lot of the parcel intersects Zone X: 1% annual chance flood, depth under 1 foot. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Year 1 Prop 13 tax reset (~$5,318/yr at $427,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$443/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:
- 6,970 sq ft (0.16 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 4516 BROOKFIELD DR
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 6,970 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: 1% annual chance flood, depth under 1 foot (about 89% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 11% 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: $376,000 – $478,000 · 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
- Quick Quack Car Wash (Finaled / completed)0.49 mi S
High-impact scale ($1,024,277 declared valuation across 11 permits).
Entity-resolved builders & contractors in ½ mile: Quality First Home Improvement (3 on parcel, 3 in ½ mi · Electrical / panel); Dave Gross Enterprises (1 on parcel, 2 in ½ mi · Pool / spa); The Gb Group (10 in ½ mi · Addition (adds square footage)); F And T Investments (4 in ½ mi · Remodel / interior alteration); Yancey (3 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2016610 | Plan revision / deferred submittal | Complete | App. Sep 14, 2020 | — | REVISION TO RES-2009636-Revised plans to show a sub panel where tied in to the solar. Remove service upgrade from scope … |
| RES-2009636 | Solar / battery storage | Finaled | Iss. Jun 10, 2020 | $34,585 | 4.739kw Solar PV System, and 0gal Solar WH System (water heater installed null). Panel Upgrade to 200A All supply side c… |
| RES-2009166 | Electrical / panel | Withdrawn | Iss. Jun 1, 2020 | $2,501 | AA: existing panel 100 Amps - Overhead service, new main panel 200 Amps, Replacement weather head/masthead work, main br… |
| RES-1913598 | Roof replacement | Finaled | Iss. Jul 19, 2019 | $12,000 | Tear Off - Yes, Resheet - Yes, 1 layer(s), 25 squares of 30yr Laminated Dimensional Composition. In-progress inspection … |