6550 Wyndham Dr
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.46811, -121.42485
Executive Verdict · Public-Records Synthesis
Zoned R-3 in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $427,000 ($376,000–$478,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3 allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 9 documented municipal building permits on file
On-parcel permit history is indexed through Jan 23, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: 0.2% annual chance flood hazard (shaded X))
all of the lot of the parcel intersects Zone X: 0.2% annual chance flood hazard (shaded X). Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Kaiser S. Sac Medical Center (0.32 mi NE, approved). 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 (~$5,318/yr at $427,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$443/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:
- 249,163 sq ft (5.72 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03117
- Addresses on lot:
- 6518 WYNDHAM DR; 6518 WYNDHAM DR # 1 # 1; 6518 WYNDHAM DR # 15 # 15
Zoning & Land Use
R-3 — Multi-Unit 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-3 (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-3 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-3 (multifamily residential), not a single-family residential 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: 0.2% annual chance flood hazard (shaded X) (all of the lot) · FIRM panel 06067C0308H, 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: $376,000 – $478,000 · Status: Off market
HUD Small Area FMR (ZIP 95823) · FY 2026
Studio $1,530 · 1BR $1,610 · 2BR $1,980 · 3BR $2,640 · 4BR $3,040
Developments Deserving Closer Investigation & Active Area Builders
- Kaiser S. Sac Medical Center (Approved)0.32 mi NE
In "Approved" for 6.7 yr (since Feb 20, 2020), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150).
- Accessory dwelling unit at 6490 Weatherford Way (Issued)0.26 mi SW
Active in "Issued" for 4.5 yr (first record May 24, 2022) with no new permit activity recorded in 2.7 yr.
- Kaiser South - OSHPD Addition (Emergency Expansion) (Finaled / completed)0.21 mi NE
High-impact scale ($1,196,470 declared valuation across 56 permits).
- Shell Gas Station / Lil Loop Convenience Store (Finaled / completed)0.42 mi N
High-impact scale ($1,080,000 declared valuation across 13 permits).
Entity-resolved builders & contractors in ½ mile: Central Glass (4 on parcel, 4 in ½ mi · Windows / doors / siding); Jll Builders (2 on parcel, 2 in ½ mi · Windows / doors / siding); Phe (1 on parcel, 1 in ½ mi · EV charger); Griffin Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Kaiser Foundation Health Plan (88 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (9 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2601382 | Windows / doors / siding | Finaled | Iss. Jan 23, 2026 | $3,966 | R/R ONE LIVING ROOM PATIO DOOR AN A BEDROOM WINDOW RETROFIT. LIKE FOR LIKE SIZE AND LOCATION. ALL WORK SUBJECT TO FIELD … |
| COM-2509295 | Windows / doors / siding | Finaled | Iss. May 13, 2025 | $791 | WINDOW REPLACEMENT. "Install a nail on window in the bedroom. Like for Like size and location. Meets Title 24 and Egress… |
| COM-2509123 | Windows / doors / siding | Finaled | Iss. May 6, 2025 | $817 | Window Permit: Install a retrofit window in the bathroom. Like for like in size and location. Meets Title 24. The egr… |
| COM-2506698 | Windows / doors / siding | Finaled | Iss. Apr 4, 2025 | $830 | Window Permit: Install a retrofit window in the community laundry room. Like for like in size and location. Carbon mon… |