1643 Ferran Ave
Sacramento 95832 · Meadowview · City of Sacramento · Coordinates: 38.48108, -121.49891
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 6,098 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$7,360 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest May 2, 2025).
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Klotz Ranch Apartments (0.46 mi W, entitled). 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:
- 6,098 sq ft (0.14 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03054
- Addresses on lot:
- 1643 FERRAN AVE
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 6,098 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 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: $367,000 – $467,000 · Status: Off market
HUD Small Area FMR (ZIP 95832) · FY 2026
Studio $1,910 · 1BR $2,010 · 2BR $2,470 · 3BR $3,290 · 4BR $3,790
Developments Deserving Closer Investigation & Active Area Builders
- Klotz Ranch Apartments (Entitled)0.46 mi W
In "Entitled" for 5.8 yr (since Feb 5, 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 (266 housing units across 0 permits).
- 7736 Reenel Way Detached ADU (Entitled)0.36 mi SW
In "Entitled" for 5 yr (since Nov 10, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Accessory dwelling unit at 7734 Lytle St (Entitled)0.38 mi S
In "Entitled" for 4.5 yr (since May 24, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Premier Choice Builders, LLC; New SFR and ADU (Entitled)0.44 mi N
In "Entitled" for 5.5 yr (since May 12, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Entity-resolved builders & contractors in ½ mile: Bell Brothers Heating And Air (1 on parcel, 2 in ½ mi · HVAC / heat pump); Freedom Forever (2 on parcel, 2 in ½ mi · Plan revision / deferred submittal); The Spanos (9 in ½ mi · New multifamily / condos / mixed-use); Quality Telecom Consultants (3 in ½ mi · Remodel / interior alteration); Home Depot USA (3 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2508959 | HVAC / heat pump | Expired Permit | Iss. May 2, 2025 | $12,964 | HVAC Permit: Change out duct work an insulation in attic. 7 supply. Blow in R-38=1071 square feet. Carbon monoxide & S… |
| RES-2427366 | Plan revision / deferred submittal | Complete | App. Dec 17, 2024 | — | REVISION TO RES-2424481 - MOD SWAP QTY 11 - UPDATED TO QCEL 410W |
| RES-2424481 | Solar / battery storage | Finaled | Iss. Nov 6, 2024 | $15,246 | Reviewed by SolarApp+ 5kw Solar PV System, and nullgal Solar WH System (water heater installed null). REVISION RES-2427… |