15 Van Horn Ct
Sacramento 95832 · Meadowview · City of Sacramento · Coordinates: 38.47264, -121.49261
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 $507,000 ($446,000–$568,000).
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 (+$94,609 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Aug 19, 2024).
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: Accessory dwelling unit at 7734 Lytle St (0.3 mi NW, 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 (~$6,230/yr at $507,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$519/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:
- 6,625 sq ft (0.15 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03054
- Addresses on lot:
- 15 VAN HORN CT
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: $446,000 – $568,000 · 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
- Accessory dwelling unit at 7734 Lytle St (Entitled)0.3 mi NW
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).
- New home at 2050 Creekstone Way (In review)0.41 mi SE
In "In review" for 4 mo (since Jul 22, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 2054 Creekstone Way (In review)0.42 mi SE
In "In review" for 4 mo (since Jul 22, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 2051 Delta Cove Dr (In review)0.42 mi SE
In "In review" for 4 mo (since Jul 22, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
Entity-resolved builders & contractors in ½ mile: California Custom Sunrooms And Patio Covers (1 on parcel, 4 in ½ mi · Addition (adds square footage)); Rose Remodeling (1 on parcel, 3 in ½ mi · Remodel / interior alteration); Vivint Solar Developer (1 on parcel, 1 in ½ mi · Solar / battery storage); DR Horton (38 in ½ mi · New single-family home); Clark Wagaman Designs (4 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2418366 | Addition (adds square footage) | Finaled | Iss. Aug 19, 2024 | $8,225 | (N) 234 SQ FT ATTACHED ALUMINUM PATIO COVER ON EXISTING CONCRETE SLAB w/ ELECTRICAL: RECEPTACLE, LIGHT AND FAN. Carbon… |
| RES-2404774 | Remodel / interior alteration | Finaled | Iss. Mar 6, 2024 | $130,769 | Bathroom/Kitchen Remodel Permit: Master Bathroom: Demo and Replace 60" x 34" shower, toilet, small vanity, small vanit… |
| RES-1801259 | Solar / battery storage | Finaled | Iss. Jan 24, 2018 | $12,122 | Install 5.51kw Roof Top Solar PV System. “Water conserving fixtures are required to be installed throughout this residen… |