2132 John Still Dr
Sacramento 95832 · Meadowview · City of Sacramento · Coordinates: 38.47583, -121.49018
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 $431,000 ($379,000–$483,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A 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
- ✓ Documented permitted upgrades (+$22,137 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jul 27, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: 2250 Craig Ave ADU (0.28 mi NE, 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 (~$5,363/yr at $431,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$447/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:
- 5,882 sq ft (0.14 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03054
- Addresses on lot:
- 2132 JOHN STILL DR
Zoning & Land Use
R-1A — Single-Unit or Duplex 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-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: $379,000 – $483,000 · 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
- 2250 Craig Ave ADU (Entitled)0.28 mi NE
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).
- 2262 Craig Ave ADU (Entitled)0.31 mi NE
In "Entitled" for 5.3 yr (since Aug 4, 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)0.34 mi W
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).
- Accessory dwelling unit at 7660 23rd St (In review)0.41 mi NE
In "In review" for 6 mo (since Apr 30, 2026), 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: Hooked On Solar (3 on parcel, 3 in ½ mi · Solar / battery storage); Upgrade Upkeep (1 on parcel, 1 in ½ mi · HVAC / heat pump); Environmental Heating And Air Solutions (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); DR Horton (33 in ½ mi · New single-family home); Grid Alternatives (5 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-2616024 | HVAC / heat pump | Finaled | Iss. Jul 27, 2026 | $15,000 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-2416213 | Other | Finaled | Iss. Jul 23, 2024 | $3,000 | C/O 200AMP MSP, LIKE FOR LIKE. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK S… |
| RES-2109955 | Solar / battery storage | Finaled | Iss. May 12, 2021 | $29,991 | 7.194kw Solar PV System, and 0gal Solar WH System (water heater installed null). MPU All supply side connections, mai… |
| RES-1908897 | Plumbing / water heater / sewer | Expired Permit | Iss. May 17, 2019 | $6,769 | Install new 80GL Hybrid Water Heater w/ 9KW run that is 10 ft off of existing 220V Junction Box. Carbon monoxide & Smok… |