6453 Village Centre Dr
Sacramento 95823 · Parkway · City of Sacramento · Coordinates: 38.47622, -121.42929
Executive Verdict · Public-Records Synthesis
Zoned R-4-PUD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $518,000 ($456,000–$580,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-4-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$121,870 contributory est.)
Public building records show issued construction/renovation work on this parcel (29 total permits, latest Sep 20, 2024).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
about 35% of the lot of the parcel intersects Zone X: minimal flood hazard. 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
General repair (COM-1620060): Issued after 3 mo (6.6× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$6,355/yr at $518,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$530/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:
- 181,210 sq ft (4.16 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03117
- Addresses on lot:
- 6453 VILLAGE CENTRE DR; 6453 VILLAGE CENTRE DR # 101 # 101; 6453 VILLAGE CENTRE DR # 102 # 102
Zoning & Land Use
R-4-PUD — Multi-Unit 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-4 (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-4 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-4 (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: minimal flood hazard (about 35% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 65% of the lot) · FIRM panel 06067C0306H, 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: $456,000 – $580,000 · 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
- General repair (COM-1620060) (Finaled)On this parcel
Issued after 3 mo (6.6× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
- General repair (COM-1620058) (Finaled)On this parcel
Issued after 3 mo (6.6× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
- General repair (COM-1620055) (Finaled)On this parcel
Issued after 3 mo (6.6× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
- General repair (COM-1620053) (Finaled)On this parcel
Issued after 3 mo (6.6× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
Entity-resolved builders & contractors in ½ mile: The Gb Group (18 on parcel, 18 in ½ mi · General repair); Lovotti (3 on parcel, 3 in ½ mi · Plumbing / water heater / sewer); Bottom Line Utility Solutions (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Sierra Building A Low Voltage Integrator (2 on parcel, 2 in ½ mi · Fire alarm / sprinkler); Powersecure (1 on parcel, 1 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (29 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2420778 | Plumbing / water heater / sewer | Finaled | Iss. Sep 20, 2024 | $13,000 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |
| RES-2418726 | Plumbing / water heater / sewer | Expired Permit | Iss. Aug 22, 2024 | $1,340 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |
| COM-2414887 | Windows / doors / siding | Finaled | Iss. Jul 9, 2024 | $1,326 | install a retrofit window in the bathroom like for like size and location meets Title 24 requirements and egress |
| COM-2411237 | Plumbing / water heater / sewer | Finaled | Iss. May 23, 2024 | $25,258 | Replacement of two 80 gallon 76,000k natural gas water heaters Water heater change out. Carbon monoxide & Smoke alarms r… |