4555 Armadale Way
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.47113, -121.44950
Executive Verdict · Public-Records Synthesis
Zoned R-1A in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $445,000 ($392,000–$498,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Nov 9, 2017, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Franklin Apartments (0.38 mi SE, 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 (~$5,523/yr at $445,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$460/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:
- 10,019 sq ft (0.23 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 4555 ARMADALE WAY
Zoning & Land Use
R-1A — Single-Unit or Duplex 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-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: 0.2% annual chance flood hazard (shaded X) (all of the lot) · FIRM panel 06067C0302H, 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: $392,000 – $498,000 · 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)0.38 mi SE
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)0.28 mi S
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.
- 2 Lander Ct ADU (Entitled)0.21 mi W
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).
- New home at 4415 Montril Way (Fee estimate)0.21 mi SW
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).
Entity-resolved builders & contractors in ½ mile: Affordable Painting Services (1 on parcel, 3 in ½ mi · Commercial tenant improvement); Top Rank Heating And Air Conditioning (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Amigos Roofing (1 on parcel, 1 in ½ mi · Roof replacement); D 4 Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Woodside 05n (52 in ½ mi · New single-family home).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-1720877 | Roof replacement | Finaled | Iss. Nov 9, 2017 | $18,270 | E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 21 squares of Composite Class A. CRRC: 0668-0116 |
| RES-1720783 | Plumbing / water heater / sewer | Finaled | Iss. Nov 8, 2017 | $1,340 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |
| RES-1720781 | Roof replacement | Finaled | Iss. Nov 8, 2017 | $10,690 | Change-out w/new ducts Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be placed in the… |
| RES-1713491 | Windows / doors / siding | Finaled | Iss. Jul 27, 2017 | $19,000 | Replace all fire damaged frame members and trusses, install complete garage drywall including joint tape, repair garage … |