1800 S Breezy Meadow Dr
Sacramento 95834 · Village 5 · City of Sacramento · Coordinates: 38.65104, -121.50013
Executive Verdict · Public-Records Synthesis
Zoned R-2B-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $660,000 ($581,000–$739,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2B-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$28,800 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Dec 27, 2017).
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)
- ! Delayed or open permit activity on this parcel
Plan revision / deferred submittal (SUB-1721941): Pending in review for 9 yr (79.8× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$7,974/yr at $660,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$665/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:
- 23,463 sq ft (0.54 ac)
- Assessor use:
- Residential · Common Area
- Tax rate area:
- 03316
- Addresses on lot:
- 1800 S BREEZY MEADOW DR
Zoning & Land Use
R-2B-PUD — Multi-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-2B (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-2B (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-2B (multifamily residential), not a single-family residential 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 06067C0045J, 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: $581,000 – $739,000 · 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
- Plan revision / deferred submittal (SUB-1721941) (Abandoned)On this parcel
Pending in review for 9 yr (79.8× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- Pool / spa (COM-1714979) (Finaled)On this parcel
Issued after 2 mo (13.4× the 5d median) — slower than 90% of pool / spa permits in City of Sacramento (median 5d, 90th pct 49d, n=1,059).
- New garage / accessory structure (COM-1618201) (Certificate of Occupancy)On this parcel
Issued after 8 mo (3.7× the 69d median) — above the 75th percentile for new garage / accessory structure permits in City of Sacramento (median 69d, 75th pct 132d, n=231).
Entity-resolved builders & contractors in ½ mile: Rcp Construction (5 on parcel, 5 in ½ mi · Plan revision / deferred submittal); Integrated Fire (2 on parcel, 2 in ½ mi · Fire alarm / sprinkler); 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 (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-1722464 | Fire alarm / sprinkler | Expired Permit | Iss. Dec 27, 2017 | $4,000 | EPC Submittal - installation of a new fire alarm panel with full notification at clubhouse |
| SUB-1721941 | Plan revision / deferred submittal | Abandoned | App. Nov 29, 2017 | $4,000 | EPC Submittal - New Commercial Building - installation of a new fire alarm panel with full notification |
| COM-1714979 | Pool / spa | Finaled | Iss. Oct 23, 2017 | $135,000 | install 3375 sq ft new gunite in ground pool |
| COM-1718715 | Plan revision / deferred submittal | Complete | App. Oct 10, 2017 | — | Revision to Com-1618201 revised square footage for pool equipment/trash enclosure to increase sq. ft. by 100 sq. ft. |
| COM-1717952 |