4580 Tidewind Dr
Sacramento 95838 · Robla · City of Sacramento · Coordinates: 38.65142, -121.45159
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 $441,000 ($388,000–$494,000).
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 13,939 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$7,410 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Dec 19, 2022).
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: La Bella on Bell Avenue (0.36 mi SE, fee estimate). 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 (~$5,477/yr at $441,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$456/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:
- 13,939 sq ft (0.32 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03251
- Addresses on lot:
- 4580 TIDEWIND DR
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 13,939 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: $388,000 – $494,000 · 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
- La Bella on Bell Avenue (Fee estimate)0.36 mi SE
In "Fee estimate" for 6.5 yr (since Apr 28, 2020), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (56 housing units, $5,064,614 declared valuation across 1 permit).
- New home at 550 Regis Dr (In review)0.34 mi N
In "In review" for 16 mo (since Jul 16, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Expired Application" in snapshot Nov 1, 2026.
- New home (Entitled)0.35 mi N
In "Entitled" for 7.6 yr (since Apr 5, 2019), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home (Entitled)0.39 mi SE
In "Entitled" for 5.2 yr (since Sep 16, 2021), 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: Comfort Heating And Air Conditioning (1 on parcel, 1 in ½ mi · HVAC / heat pump); Eclipse Energy And Construction (1 on parcel, 1 in ½ mi · Solar / battery storage); Aaron Amuchastegui Construction (5 in ½ mi · New single-family home); Kitchen Mart (4 in ½ mi · Remodel / interior alteration); Ward And Son Construction (3 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2226943 | HVAC / heat pump | Finaled | Iss. Dec 19, 2022 | $8,790 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-1922307 | Solar / battery storage | Finaled | Iss. Nov 20, 2019 | $6,000 | 4kw Solar PV System, and 0gal Solar WH System (water heater installed null). |
| RES-1608428 | Remodel / interior alteration | Finaled | Iss. May 31, 2016 | $5,000 | EXPEDITED - Reconfigure master bathroom closet to create a larger master bathroom with new fixtures. “Water conserving … |
| RES-1606014 | Electrical / panel | Finaled | Iss. Apr 20, 2016 | $7,000 | SMUD SAFETY CHECK, CHANGE OUT 7 WINDOWS RETROFIT (LIKE FOR LIKE), INSTALL NEW GARAGE DOOR AND ADD 2 SQ. OF STUCCO TO FRO… |