1533 Blackfish Way
Sacramento 95832 · Meadowview · City of Sacramento · Coordinates: 38.46444, -121.49793
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 $423,000 ($372,000–$474,000).
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 (+$12,042 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Oct 8, 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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New home at 1445 Brook Trout Way (0.2 mi S, 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 (~$5,272/yr at $423,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$439/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:
- 6,437 sq ft (0.15 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03056
- Addresses on lot:
- 1533 BLACKFISH WAY
Zoning & Land Use
R-1A-PUD — Single-Unit or Duplex Dwelling Zone (R)
2040 General Plan: 0
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: $372,000 – $474,000 · 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
- New home at 1445 Brook Trout Way (In review)0.2 mi S
In "In review" for 3 mo (since Aug 11, 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 1441 Brook Trout Way (In review)0.21 mi SW
In "In review" for 3 mo (since Aug 11, 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 1444 Brook Trout Way (In review)0.23 mi S
In "In review" for 3 mo (since Aug 11, 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 1440 Brook Trout Way (In review)0.24 mi S
In "In review" for 3 mo (since Aug 13, 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: KB Home Sacramento (1 on parcel, 173 in ½ mi · New single-family home); Integratesun I (1 on parcel, 1 in ½ mi · Solar / battery storage); High Energy Electric (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Meritage Homes Of California (43 in ½ mi · New single-family home); Signature Homes (20 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-2622480 | Solar / battery storage | Issued | Iss. Oct 8, 2026 | $25,000 | Reviewed by SolarApp+ 7kw Solar PV System, 11.5 kw PV Storage System Size and nullgal Solar WH System (water heater inst… |
| RES-2518994 | Remodel / interior alteration | Finaled | Iss. Sep 11, 2025 | $1,500 | Install hardwired 32a Loop EV charger on exterior of garage. |
| RES-2427874 | New single-family home | Finaled | Iss. Feb 26, 2025 | $415,064 | New, Plan Number 2236, Elevation A, Single Family, 3 Story, R-3 Residential, 1-2 family, MP-2321978, 956 1st Floor habit… |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2025).