2028 Flowing Way
Sacramento 95832 · Meadowview · City of Sacramento · Coordinates: 38.46371, -121.48925
Executive Verdict · Public-Records Synthesis
Zoned R-1A-PUD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $458,000 ($403,000–$513,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$41,400 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Sep 16, 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)
- ! Delayed or open permit activity on this parcel
Pool / spa (RES-2620479): Pending in review for 2 mo (11.6× the 5d median) — slower than 90% of pool / spa permits in City of Sacramento (median 5d, 90th pct 49d, n=1,059).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: New home at 2055 Delta Cove Dr (0.32 mi N, in review). 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 (~$5,671/yr at $458,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$473/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:
- 7,525 sq ft (0.17 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03056
- Addresses on lot:
- 2028 FLOWING WAY
Zoning & Land Use
R-1A-PUD — Single-Unit or Duplex Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
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: $403,000 – $513,000 · 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
- Pool / spa (RES-2620479) (Ready-to-Issue)On this parcel
Pending in review for 2 mo (11.6× the 5d median) — slower than 90% of pool / spa permits in City of Sacramento (median 5d, 90th pct 49d, n=1,059).
- Delta Shores - BMO Bank (In review)0.23 mi SW
High-impact scale ($1,600,000 declared valuation across 1 permit). work_desc changed to "Type V-B; Occupancy B. New construction of a 3,894 SQFT single-story slab-on-grade commercial retail banking facility with a two-lane ATM drive up in existing Delta Shores planned development. The facility is intended to accommodate standard retail banking operations, including customer service areas, administrative offices, and associated support spaces. Scope includes associated site modifications within existing parcel for access and utility connections to the building. Deferred submittals to include fire alarms, fire sprinklers, exterior signage, storefronts, and storefront awnings/canopies. - PLNG-INSP" in snapshot Nov 1, 2026.
- New home at 2055 Delta Cove Dr (In review)0.32 mi N
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)0.33 mi N
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: Signature Homes (1 on parcel, 328 in ½ mi · New single-family home); Rigorous Pool And Spa (1 on parcel, 1 in ½ mi · Pool / spa); Family Time Pools (1 on parcel, 1 in ½ mi · Pool / spa); KB Home Sacramento (55 in ½ mi · New single-family home); DR Horton (32 in ½ mi · New single-family home).
Permit & Project History on This Parcel (3 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2620479 | Pool / spa | Ready-to-Issue | App. Sep 16, 2026 | $50,000 | Install inground gunite swimming pool with associated equipment. Carbon monoxide & Smoke alarms required. Reference CRC… |
| RES-2423399 | Pool / spa | Expired Permit | Iss. Nov 14, 2024 | $95,000 | EPC - In-ground Swimming Pool and Spa / approx. perimeter 3' to 6' depth. |
| RES-2318257 | New single-family home | Finaled | Iss. Oct 9, 2023 | $375,691 | New, Plan Number 3, Elevation B, Single Family, 2 Story, R-3 Residential, 1-2 family, MP-2302807, 1364 1st Floor habitab… |
State HCD Housing Element APR records on this parcel: 2 entries (report years 2023, 2024).