1651 S Breezy Meadow Dr
Sacramento 95834 · Village 5 · City of Sacramento · Coordinates: 38.65124, -121.49665
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 $555,000 ($488,000–$622,000).
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
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Jun 19, 2018, 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
- ! 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 (~$6,777/yr at $555,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$565/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:
- 4,420 sq ft (0.10 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03316
- Addresses on lot:
- 1651 S 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: $488,000 – $622,000 · 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: DR Horton Bay (2 on parcel, 51 in ½ mi · New single-family home); Lennar Homes Of California (198 in ½ mi · New single-family home); Woodside 05n (142 in ½ mi · New single-family home); DR Horton (133 in ½ mi · New single-family home); Premier United Communities (97 in ½ mi · New single-family home).
Permit & Project History on This Parcel (2 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-1811590 | Plan revision / deferred submittal | Complete | App. Jun 19, 2018 | — | Revision to RES-1719091 solar change size from 3.015kw to 4.02kw |
| RES-1719091 | New single-family home | Finaled | Iss. Dec 7, 2017 | $290,951 | Plan 2317 .New SFR 2 story 2317 sq ft habitable,999 Sf 1st Flr ,1318SF 2nd flr 419 sq ft garage; 29 sq ft. porch. PV … |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2018).