1761 N Breezy Meadow Dr
Sacramento 95834 · Village 5 · City of Sacramento · Coordinates: 38.65342, -121.49886
Executive Verdict · Public-Records Synthesis
Zoned R-1A-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $540,000 ($475,000–$605,000).
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 (+$5,120 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Jan 31, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (A99, all of the lot of lot)
Zone A99: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Year 1 Prop 13 tax reset (~$6,606/yr at $540,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$551/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:
- 2,831 sq ft (0.06 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03316
- Addresses on lot:
- 1761 N BREEZY MEADOW DR
Zoning & Land Use
R-1A-PUD — 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 A99: 1% annual chance flood (Special Flood Hazard Area) (all of the lot) · FIRM panel 06067C0063J, effective June 16, 2015
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $475,000 – $605,000 · Status: Off market
HUD Small Area FMR (ZIP 95834) · FY 2026
Studio $1,790 · 1BR $1,880 · 2BR $2,310 · 3BR $3,070 · 4BR $3,540
Developments Deserving Closer Investigation & Active Area Builders
Entity-resolved builders & contractors in ½ mile: Woodside 05n (1 on parcel, 142 in ½ mi · New single-family home); Sunpower (1 on parcel, 1 in ½ mi · Solar / battery storage); Greiner Heating Air And Electric (1 on parcel, 1 in ½ mi · HVAC / heat pump); Lennar Homes Of California (198 in ½ mi · New single-family home); DR Horton (133 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-2427687 | HVAC / heat pump | Finaled | Iss. Jan 31, 2025 | $8,790 | No Duct Work Permitted. Change-out Split System to Split System. REPLACING GAS FURNACE AND CONDENSER WITH HEAT PUMP COMP… |
| RES-1714975 | Solar / battery storage | Finaled | Iss. Aug 23, 2017 | $12,000 | 3.02kw Solar PV System, . Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314, Water conserving … |
| RES-1708748 | New single-family home | Finaled | Iss. Jun 20, 2017 | $230,553 | PLAN 2A NSFR 2 STORY 1ST FLOOR 856 SF 2ND FLOOR 989 SF ATTACHED GARAGE 427 SF PORCH (A)106 SF (with solar Minimum 2.0… |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2018).