16 Morrison Ave
Sacramento 95838 · Oak Knoll · City of Sacramento · Coordinates: 38.63765, -121.46934
Executive Verdict · Public-Records Synthesis
Zoned R-1A in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $233,000 ($205,000–$261,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A allows residential use qualifying for ministerial ADU review under state law (6 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$111,472 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest May 28, 2026).
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 home at 16 Morrison Ave: Active in "Issued" for 17 mo (first record Jun 17, 2025) with no new permit activity recorded in 11 mo.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: New home at 5 Brookbay Way (430 ft SW, issued). 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 (~$3,106/yr at $233,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$259/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:
- 3,759 sq ft (0.09 ac)
- Assessor use:
- Vacant · Site (Under 2ac)
- Tax rate area:
- 03254
- Addresses on lot:
- 14 MORRISON AVE; 16 MORRISON AVE
Zoning & Land Use
R-1A — Single-Unit or Duplex 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-1A (two-family residential): state law allows ADUs where homes are allowed. The assessor lists the lot as vacant: an ADU needs an existing or proposed main home.
- SB 9: two homes on the lotCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling 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 X: reduced flood risk due to levee (all of the lot) · FIRM panel 06067C0063J, 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: $205,000 – $261,000 · 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
- New home at 5 Brookbay Way (Issued)430 ft SW
Active in "Issued" for 4.9 yr (first record Dec 7, 2021) with no new permit activity recorded in 17 mo. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
- New home at 16 Morrison Ave (Issued)On this parcel
Active in "Issued" for 17 mo (first record Jun 17, 2025) with no new permit activity recorded in 11 mo.
- New single-family home (RES-2512645) (Issued)On this parcel
Issued after 6 mo (4.1× 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).
- New home at 3836 Zapata St (Issued)90 ft SW
Active in "Issued" for 19 mo (first record Apr 23, 2025) with no new permit activity recorded in 17 mo.
Entity-resolved builders & contractors in ½ mile: Walter Weston Keusder (4 on parcel, 38 in ½ mi · New single-family home); Cec 1 (106 in ½ mi · New single-family home); Ti Builders (8 in ½ mi · Commercial tenant improvement); Jones And Lamberti Builders (5 in ½ mi · Commercial tenant improvement); Dynamic Trades (4 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (4 permits, 2 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2604985 | Accessory dwelling unit (new or conversion) | Issued | Iss. May 28, 2026 | $96,932 | EPC - Shelf-Ready ADU - 559 sf ADU / 24 sf Patio / 9 sf Utility w Fire Sprinklers. PV Solar Exempt. Carbon monoxide & Sm… |
| RES-2608407 | Plan revision / deferred submittal | Complete | App. Apr 28, 2026 | — | REVISION TO RES-2512645: REVISED PLOT PLAN TO UPDATE LOCATION OF MAIN HOUSE NO CHANGES TO MASTER PLAN. |
| RES-2602240 | Accessory dwelling unit (new or conversion) | Void | App. Feb 3, 2026 | $78,000 | “Shelf-Ready ADU Submittal EPC - 559 sf ADU / 39 sf Patio / 9 sf Utility w Fire Sprinklers. PV Solar Exempt. Carbon mono… |