4481 Breckenridge Way
Sacramento 95838 · Glenwood Meadows · City of Sacramento · Coordinates: 38.64865, -121.46685
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $559,000 ($492,000–$626,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 8,276 sq ft lot. Local precedent is active with 3 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$144,634 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Sep 5, 2024).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: reduced flood risk due to levee)
all of the lot of the parcel intersects Zone X: reduced flood risk due to levee. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Delayed or open permit activity on this parcel
Accessory dwelling unit (new or conversion) (RES-2108726): Issued after 14 mo (4.3× the 97d median) — slower than 90% of accessory dwelling unit (new or conversion) permits in City of Sacramento (median 97d, 90th pct 284d, n=1,693).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Pela Place Development (0.29 mi E, entitled). 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 (~$6,823/yr at $559,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$569/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:
- 8,276 sq ft (0.19 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03252
- Addresses on lot:
- 4461 BRECKENRIDGE WAY; 4481 BRECKENRIDGE WAY
Zoning & Land Use
R-1 — Single-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-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R-1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R-1, a single-family residential zone. The lot is 8,276 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
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: reduced flood risk due to levee (all of the lot) · FIRM panel 06067C0064J, 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: $492,000 – $626,000 · Status: Off market
HUD Small Area FMR (ZIP 95838) · FY 2026
Studio $1,610 · 1BR $1,690 · 2BR $2,080 · 3BR $2,770 · 4BR $3,190
Developments Deserving Closer Investigation & Active Area Builders
- Pela Place Development (Entitled)0.29 mi E
In "Entitled" for 3.1 yr (since Oct 12, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (7 housing units across 0 permits).
- Self Storage Building (Fee estimate)0.47 mi SW
In "Fee estimate" for 4.8 yr (since Jan 27, 2022), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($5,667,060 declared valuation across 2 permits).
- Accessory dwelling unit (new or conversion) (RES-2108726) (Finaled)On this parcel
Issued after 14 mo (4.3× the 97d median) — slower than 90% of accessory dwelling unit (new or conversion) permits in City of Sacramento (median 97d, 90th pct 284d, n=1,693).
- Sandhu Residence (Entitled)0.47 mi N
In "Entitled" for 4.1 yr (since Oct 11, 2022), 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: Jd Welch Construction (1 on parcel, 1 in ½ mi · Electrical / panel); Ti Builders (9 in ½ mi · Remodel / interior alteration); Kprs Construction Services (4 in ½ mi · Commercial tenant improvement); Red Hill Construction (4 in ½ mi · Commercial tenant improvement); Kaylar Construction (4 in ½ mi · New single-family home).
Permit & Project History on This Parcel (6 permits, 2 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2417677 | Accessory dwelling unit (new or conversion) | Expired Permit | Iss. Sep 5, 2024 | $5,000 | EPC - relocate floor vents to existing residence due to new ADU being constructed |
| RES-2402239 | Electrical / panel | Expired Permit | Iss. Jan 30, 2024 | $7,000 | AA: existing panel 100 Amps - Underground service, new main panel 200 Amps, N/A weather head/masthead work, main breaker… |
| RES-2224709 | Plan revision / deferred submittal | Complete | App. Nov 18, 2022 | — | EPC - Revision to footing detail |