43 Butterwick Ct
Sacramento 95838 · Glenwood Meadows · City of Sacramento · Coordinates: 38.64967, -121.46358
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 $433,000 ($381,000–$485,000).
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 9,583 sq ft lot. Local precedent is active with 4 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$13,600 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Jul 2, 2018).
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
New single-family home (RES-1705327): Issued after 3 mo (2.2× the 45d median) — above the 75th percentile for new single-family home permits in City of Sacramento (median 45d, 75th pct 85d, n=3,657).
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 (0.12 mi SE, 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 (~$5,386/yr at $433,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$449/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:
- 9,583 sq ft (0.22 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03252
- Addresses on lot:
- 43 BUTTERWICK CT
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 9,583 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: $381,000 – $485,000 · 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)0.12 mi SE
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).
- New single-family home (RES-1705327) (Finaled)On this parcel
Issued after 3 mo (2.2× the 45d median) — above the 75th percentile for new single-family home permits in City of Sacramento (median 45d, 75th pct 85d, n=3,657).
- Sandhu Residence (Entitled)0.36 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).
- New home at 4524 Austin St (Issued)0.15 mi E
Active in "Issued" for 2.4 yr (first record Jun 26, 2024) with no new permit activity recorded in 14 mo.
Entity-resolved builders & contractors in ½ mile: Kaylar Construction (1 on parcel, 4 in ½ mi · New single-family home); Premier Pools (1 on parcel, 3 in ½ mi · Pool / spa); Ti Builders (9 in ½ mi · Remodel / interior alteration); Red Hill Construction (7 in ½ mi · Commercial tenant improvement); Forest Services (5 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (2 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-1812626 | Pool / spa | Finaled | Iss. Jul 2, 2018 | $34,000 | EXPEDITED - INSTALL NEW POOL Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314, Water conservi… |
| RES-1705327 | New single-family home | Finaled | Iss. Jul 12, 2017 | $243,388 | EXPEDITED - New SFR 1,861 SF, an attached 491 SF garage, 185 SF porch and 158 SF patio. Carbon monoxide & Smoke alarms r… |