1643 S Breezy Meadow Dr
Sacramento 95834 · Village 5 · City of Sacramento · Coordinates: 38.65124, -121.49647
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 $577,000 ($508,000–$646,000).
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 (+$22,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Oct 18, 2023).
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 (~$7,028/yr at $577,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$586/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:
- 1643 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: $508,000 – $646,000 · 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 (1 on parcel, 50 in ½ mi · New single-family home); Clark Wagaman Designs (1 on parcel, 10 in ½ mi · Addition (adds square footage)); 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).
Permit & Project History on This Parcel (2 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2322019 | Addition (adds square footage) | Finaled | Iss. Oct 18, 2023 | $9,200 | 14X19 SOLID NON INSULATED PATIO COVER WITH 1 FAN.Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & … |
| RES-1719093 | New single-family home | Finaled | Iss. Dec 7, 2017 | $253,312 | Plan 1974 .New SFR 2 story 1974 sq ft habitable, 419 sq ft garage 1st flr 809SF 2nd flr 1165; 58 sq ft porch. PV solar… |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2018).