Sacramento 95832 · Meadowview · APN 052-0290-012-0000 · City of Sacramento
Zoned R-3 in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $409,000 ($360,000–$458,000).
Zone R-3 allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
On-parcel permit history is indexed through Jul 29, 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)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$409,000
Benchmark range: $360,000 – $458,000
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)
Roof replacement (COM-2215613): Issued after 5 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Klotz Ranch Apartments (0.27 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)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$426/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Since November 2024 within ½ mile: 3 homes completed, 1 permitted.
4 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
366 permits within ½ mile since November 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
No ADU or new-home permits recorded within ¼ mile in this window.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with City of Sacramento's planning department before relying on it.
Sources: City of Sacramento CDD, Zoning (retrieved Nov 11, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of R-3 as multifamily residential, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
In "Entitled" for 5.8 yr (since Feb 5, 2021), with no new permit record in 5.8 yr. · 266 units
In "Entitled" for 5 yr (since Nov 10, 2021), with no new permit record in 5 yr. · 1 unit
In "Entitled" for 4.5 yr (since May 24, 2022), with no new permit record in 4.4 yr. · 1 unit · $69,000 declared valuation
Nearby hvac / heat pump (7788 Amherst St): Status changed from Issued to Finaled
Record RES-2620701 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (1316 Lynette Way): Status changed from Issued to Expired Permit
Record RES-2521937 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (7541 18th St): First appeared in published agency feed
Record RES-2622067 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (7421 Carella Dr): First appeared in published agency feed
Record RES-2621634 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (7541 18th St): First appeared in published agency feed
Record RES-2622040 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (7518 Henrietta Dr): Status changed from Issued to Expired Permit
Record RES-2526451 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (1545 Meadowview Rd): First appeared in published agency feed
Record COM-2622704 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (1461 Meadowview Rd): First appeared in published agency feed
Record COM-2621839 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (1555 Meadowview Rd): First appeared in published agency feed
Record COM-2622711 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (1908 Danvers Way): First appeared in published agency feed
Record RES-2621888 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (7566 River Ranch Way): Status changed from Issued to Finaled
Record RES-2618189 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (1462 Janrick Ave): First appeared in published agency feed
Record RES-2622894 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (7601 Amherst St): First appeared in published agency feed
Record COM-2621837 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (7788 Amherst St): Status changed from Issued to Finaled
Record RES-2620697 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (1680 Janrick Ave): Status changed from Issued to Finaled
Record RES-2619740 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full City of Sacramento development graph →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).
Issued after 5 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
Issued after 5 mo (11.8× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
Issued after 6 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
Issued after 6 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
Issued after 6 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 8,373 parcels
−12.6% YoY
City baseline: 30.4 / 1k
163 in trailing 24m
Includes 18 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Affordable Luxury Homes | Roof replacement | 8 on parcel8 in ½ mi | $437,625 | 0 vs 0 prior |
| Premier Roofing | Roof replacement | 6 on parcel6 in ½ mi | $189,650 | 0 vs 0 prior |
| Jak Plumbing | Repair tied to a housing/code case | 3 on parcel3 in ½ mi | $105,000 | 0 |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 3,657 | 28d | 45d | 85d | 184d | 41d(vs 51d prior) |
| New duplex / half-plex | 115 | 82d | 184d | 416d | 575d | 144d(vs 361d prior) |
| New multifamily / condos / mixed-use | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
| Accessory dwelling unit (new or conversion) |
HUD Small Area Fair Market Rent · ZIP 95832
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($6,285/yr) + local voter-approved bond debt ($880/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
Statutory notes: Under CA Gov. Code § 66324 (SB 13), local agencies cannot impose development impact fees on ADUs under 750 sq ft (plan-check, school district fees ≥500 sq ft, and utility connection fees still apply). Under CA Rev. & Tax. Code § 71, building an ADU triggers a supplemental assessment on the new construction value without reassessing the existing dwelling or land. Newly built ADUs also carry a rolling 15-year exemption from statewide AB 1482 rent caps from certificate of occupancy.
−$8,992/yr
Cash needed: $144,825
NOI: $31,429/yr
P&I: $3,368/mo
For $0/mo net cash flow
At $4,475/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $4,117/mo | −$1,264/mo | -10.5% | $5,881/mo | −$1,149/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $4,475/mo | −$749/mo | -6.2% | $5,443/mo | −$381/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $4,744/mo | −$454/mo | -3.8% | $5,317/mo | +$204/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties. In City of Sacramento: Sacramento Tenant Protection Program (City Code Ch. 5.156) — 5% + CPI (8.6% cap effective July 1, 2026) for covered pre-1995 multifamily units. Official program rules ↗
HDB # 25-022768
HDB # 25-022768 - Emergency repair. Replacement of 2 boilers like for like.
HDB # 25-022768
HDB # 25-022768 - Emergency repair. Replacement of 2 boilers like for like.
fire equipment
EPC - Installation of Cellular communicator for fire alarm system.
7618 Amherst Street #2 com window report minor no plans
Window Permit: FOR UNIT 2-Install a retrofit window in the bedroom, like for like. Like sized and location. Meets egress and Title 24. The egress windows will meet the code requirements enforced at the time the structure was permitted. The structure was built in 1971. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
7610 AMHERST STREET
EPC - remove and replace 400amp SUBPANEL N3 AND SUBPANEL NIGHT LIGHT
1452 Meadowview Road com minor electrical permit no plans
Electrical Permit: Remove and replace 100 amp sub panel throughout building, like for like. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
7618 Amherst Street com roof permit minor no plans
Commercial Roof Permit: Change out existing composition roof and install new GAF HD2 RS Cool Roof over synthetic felt underlayment. Tear off, re-sheet, install 75 squares of 30 yr laminated dimensional composition roofing material. In-progress inspection required if 10 squares or greater. CF-6R-ENV-01 required at final inspection. CF-1R-ALT on file. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
7610/7612 Amhurst com roof permit minor no plans
Commercial Roof Permit? Commercial Roof Permit: Change out existing composition roof and install new GAF HD2 RS Cool Roof over synthetic felt underlayment. Tear off, re-sheet, install 75 squares of 30 yr laminated dimensional composition roofing material. In-progress inspection required if 10 squares or greater. CF-6R-ENV-01 required at final inspection. CF-1R-ALT on file. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
7606 Amherst Street com roof permit minor no plans
Commercial Roof Permit: Commercial Roof Permit: Change out existing composition roof and install new GAF HD2 RS Cool Roof over synthetic felt underlayment. Tear off, re-sheet, install 75 squares of 30 yr laminated dimensional composition roofing material. In-progress inspection required if 10 squares or greater. CF-6R-ENV-01 required at final inspection. CF-1R-ALT on file. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
7606/7608/7620 Amhurst- com roof permit minor no plan
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 75 squares of 30yr Laminated Dimensional Composition. CRRC: 0676-0133
1456/1458 Meadowview com roof permit minor no plans
Commercial Roof Permit: Change out existing composition roof and install new GAF HD2 RS Cool Roof over synthetic felt underlayment. Tear off, re-sheet, install 75 squares of 30 yr laminated dimensional composition roofing material. In-progress inspection required if 10 squares or greater. CF-6R-ENV-01 required at final inspection. CF-1R-ALT on file. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
1450/1452 Meadowview Road com roof permit minor no plans
Commercial Roof Permit: Change out existing composition roof and install new GAF HD2 RS Cool Roof over synthetic felt underlayment. Tear off, re-sheet, install 75 squares of 30 yr laminated dimensional composition roofing material. In-progress inspection required if 10 squares or greater. CF-6R-ENV-01 required at final inspection. CF-1R-ALT on file. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
7612 ANHERST
REPLACING GROUND LEVE BOILERS LIKE FOR LIKE.
7610 AMHERST ST HEADSTART BLDG 4- REROOF
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026 · Applied and issued dates come from the city's Applied and Issued permit datasets. The city publishes current status without a date, so status changes are dated by the window between our snapshots.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From City of Sacramento's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: City of Sacramento CDD, Zoning · Geography: zoning district polygon at parcel point · Source updated Nov 11, 2026 · Retrieved Nov 11, 2026
4.14 acres
Assessor's classification for assessment purposes. This is not zoning.
1450 MEADOWVIEW RD; 1450 MEADOWVIEW RD # 1 # 1; 1450 MEADOWVIEW RD # 2 # 2
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 15, 2026 · Retrieved Nov 15, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 052-0290-012-0000. Shows direct levies and special assessments.
Search the city's permit system by address or record number
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| Phe | EV charger | 1 on parcel2 in ½ mi | $14,037 | 1 vs 52 prior−98% |
| 1 Nation Construction | Electrical / panel | 2 on parcel2 in ½ mi | $12,500 | 0 vs 0 prior |
| Powersecure | Remodel / interior alteration | 1 on parcel1 in ½ mi | $10,904 | 0 vs 0 prior |
| Everon | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $4,825 | 0 vs 0 prior |
| Central Glass | Windows / doors / siding | 1 on parcel1 in ½ mi | $809 | 2 vs 2 prior |
| The Spanos Recent nearby: 7606 Klotz Ranch Ct (Oct 3, 2024) | New multifamily / condos / mixed-use | 9 in ½ mi | $43,046,966 | 4 vs 2 prior |
| Connected Technology Recent nearby: 1715 Rosehall Way (Oct 16, 2025) | Remodel / interior alteration | 6 in ½ mi | $11,677 | 117 vs 248 prior−53% |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage) | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alterationOn this parcel | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| EV chargerOn this parcel | 225 | 17d | 40d | 91d | 190d | 40d(vs 45d prior) |
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.
E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 50 squares of 30yr Laminated Dimensional Composition. CRRC: 0676-0133 All reroofs are required to have an in-progress inspection (83) except for garages and utility sheds under 10 squares: roofs not required to comply with the cool roof requirements. Overlay’s and covering up an existing roof, need an inspection before new roof system is installed to see the condition of the existing roof. Deck inspections (17) are required if your insulating new sheathing, repairing rafters or before starting a commercial reroof. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION
7614 AMHERST ST BLDG 5 - ELECTRICAL
C/O SUB PANELS IN EVERY UNIT WITH NEW BREAKERS, LIKE FOR LIKE, NO STRUCTRUAL CHANGES. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION
7612 AMHERST ST BLDG 4 - REMODEL
REROOF WITH 30 YEAR COMP COOL ROOF, CHANGE OUT OF UB PANLES AND BREAKRES, REPLACE WITH NEW AT EACH UNIT. INSTSALL NEW ELECTRICAL PANEL, REPLACE WITH LIKE FOR LIKE. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994, are exempt).
7610 AMHERST ST BLDG 4- REMODEL
REROOF WITH NEW 30 YEAR COMP COOL ROOF, NEW ELCTRICAL PANEL, NEW BOILERS, PLUMBING, REPLACE ALL LIKE FOR LIKE, NO STRCUTRUCAL CHANGES. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994, are exempt).
7606 AMHERST ST BLDG 3 - REROOF
7606, 7608, 7620 AMHERST ST - REROOF, REPLACE SUB PANELS AND BREAKERS IN EACH UNIT Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.
MAIN OFFICE - REROOF
MAIN OFFICE - REROOF Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.
1456, 1458 MEADOWVIEW BLDG 2 - REROOF
1456, 1458 MEADOWVIEW - REROOF, REPLACE SUB PANELS IN EVERY UNIT. Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.
1450 & 1452 MEADOWVIEW RD BLDG 1 REROOF
1450 & 1452 MEADOWVIEW RD - REROOF, REPLACE SUB PANELS IN EACH UNIT, LIKE FOR LIKE Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.
EV Charger (PHE)
EPC - Review 5-5-5. New dual EV charger mounted on a single pedestal with a new underground feeder from existing house panel to charging pedestal.
EV Charging Station
Install Dual Port EV Charging Station (and related electrical supply) @ Apt 1 parking
EV Charging Station
Install Dual Port EV Charging Station (and related electrical supply) @ Bldg 1450 parking