4426 Breckenridge Way
Sacramento 95838 · Glenwood Meadows · City of Sacramento · Coordinates: 38.64797, -121.46808
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 $422,000 ($371,000–$473,000).
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 7,841 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 (+$9,900 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Apr 19, 2023).
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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Pela Place Development (0.36 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 (~$5,261/yr at $422,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$438/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:
- 7,841 sq ft (0.18 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03252
- Addresses on lot:
- 4426 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 7,841 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: $371,000 – $473,000 · 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)0.36 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)0.4 mi S
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).
- New home at 4524 Austin St (Issued)0.41 mi E
Active in "Issued" for 2.4 yr (first record Jun 26, 2024) with no new permit activity recorded in 14 mo.
- New home at 4528 Austin St (Issued)0.39 mi E
Active in "Issued" for 2.3 yr (first record Jul 30, 2024) with no new permit activity recorded in 9 mo.
Entity-resolved builders & contractors in ½ mile: Gsj Construction (4 on parcel, 4 in ½ mi · Electrical / panel); American Home Energy Savers (1 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); On Time Air Conditioning And Heating (1 on parcel, 1 in ½ mi · HVAC / heat pump); Ti Builders (9 in ½ mi · Remodel / interior alteration); Kprs Construction Services (4 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2307773 | Electrical / panel | Expired Permit | Iss. Apr 19, 2023 | $3,500 | E-Permit: existing panel 100 Amps - Overhead service, new main panel 125 Amps, Reuse Existing weather head/masthead work… |
| RES-2305449 | Solar / battery storage | Finaled | Iss. Mar 21, 2023 | $25,000 | Install 8.2kw Roof Mounted Solar PV System w/ new 100A main breaker and New 125 Amp Service Panel. All supply side conne… |
| RES-2226251 | Electrical / panel | Finaled | Iss. Dec 9, 2022 | $30,250 | E-Permit: existing panel 100 Amps - Underground service, new main panel 100 Amps, N/A weather head/masthead work. |
| RES-2221265 | Roof replacement | Finaled | Iss. Oct 4, 2022 | $14,800 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 20 squares of Composite Class A. In-progress inspection required if … |