4385 Ardwell Way
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.46789, -121.45303
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $453,000 ($399,000–$507,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 8,250 sq ft lot. Local precedent is active with 5 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$15,120 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Mar 16, 2026).
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Franklin Apartments (0.39 mi E, fee estimate). 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 (~$5,614/yr at $453,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$468/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:
- 8,250 sq ft (0.19 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 4385 ARDWELL WAY
Zoning & Land Use
R-1 — Single-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-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R-1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R-1, a single-family residential zone. The lot is 8,250 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
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 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: $399,000 – $507,000 · 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
- Franklin Apartments (Fee estimate)0.39 mi E
In "Fee estimate" for 9.1 yr (since Oct 6, 2017), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (113 housing units, $18,907,850 declared valuation across 14 permits).
- Accessory dwelling unit at 4456 San Sebastian Way (Issued)0.11 mi SE
Active in "Issued" for 2.6 yr (first record Mar 27, 2024) with no new permit activity recorded in 13 mo. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
- New home at 4415 Montril Way (Fee estimate)0.11 mi N
In "Fee estimate" for 9.4 yr (since Jul 7, 2017), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 2 Lander Ct ADU (Entitled)0.2 mi N
In "Entitled" for 5.3 yr (since Jul 29, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Entity-resolved builders & contractors in ½ mile: Freedom Forever (4 on parcel, 4 in ½ mi · Plan revision / deferred submittal); Aaa Electrical Services (1 on parcel, 1 in ½ mi · Electrical / panel); Woodside 05n (52 in ½ mi · New single-family home); Pacific Builders (7 in ½ mi · Addition (adds square footage)); Safe Step Walk In Tub (5 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2605094 | Electrical / panel | Finaled | Iss. Mar 16, 2026 | $7,000 | E-Permit: existing panel 100 Amps - Underground service, new main panel 125 Amps, N/A weather head/masthead work, main b… |
| RES-2303333 | Plan revision / deferred submittal | Complete | App. Feb 21, 2023 | — | SYSTEM DOWNSIZED TO 16 QCELL 395S WITH 16 X EMPHASE IQ7+MICRO-INVERTERS TO STAY WITHIN BACKFEED RESTRICTIONS AND AVOID M… |
| RES-2226054 | Plan revision / deferred submittal | Complete | App. Dec 7, 2022 | $42,927 | REV TO RES-2217721 MPU REVISED TO 225/200. |
| RES-2223403 | Plan revision / deferred submittal | Complete | App. Nov 2, 2022 | $42,927 | Mod swap to 17 QCell 395s with 17 Enphase microinverters. System size is now 6.715KW. REV to RES-2217721. |
| RES-2217721 |