682 Blackwood St
Sacramento 95815 · Woodlake · City of Sacramento · Coordinates: 38.60390, -121.45097
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 $403,000 ($355,000–$451,000).
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 6,534 sq ft lot. Local precedent is active with 11 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through May 5, 2025, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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: 4-Plex New Construction (0.47 mi NW, in review). 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 (~$5,044/yr at $403,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$420/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:
- 6,534 sq ft (0.15 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03242
- Addresses on lot:
- 682 BLACKWOOD ST
Zoning & Land Use
R-1 — Single-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
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 6,534 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 06067C0177J, 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: $355,000 – $451,000 · Status: Off market
HUD Small Area FMR (ZIP 95815) · FY 2026
Studio $1,440 · 1BR $1,510 · 2BR $1,860 · 3BR $2,480 · 4BR $2,850
Developments Deserving Closer Investigation & Active Area Builders
- 4-Plex New Construction (In review)0.47 mi NW
In "In review" for 4 yr (since Nov 4, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (4 housing units, $500,000 declared valuation across 2 permits). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
- Darina Apartments (Entitled)0.43 mi N
In "Entitled" for 7.1 yr (since Oct 8, 2019), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (14 housing units, $1,500,000 declared valuation across 1 permit).
- CLTRE House (In review)0.46 mi NW
In "In review" for 2.9 yr (since Dec 6, 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 (52 housing units, $8,000,000 declared valuation across 2 permits).
- Arden Garden LLC (Entitled)0.16 mi SW
In "Entitled" for 4.5 yr (since May 24, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (6 housing units across 0 permits).
Entity-resolved builders & contractors in ½ mile: The Right Guys (1 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Jaguar Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Greenberg Clark (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Rooneys Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Pacific Neon (7 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2509076 | Plumbing / water heater / sewer | Finaled | Iss. May 5, 2025 | $11,860 | E-Permit: Water Re-pipe, 180 L.F. Shower Valve Replacement. Toilet replacement, 1. Kitchen Sink/Faucet and/or Disposal… |
| RES-2424984 | Plumbing / water heater / sewer | Finaled | Iss. Nov 13, 2024 | $8,500 | E-Permit: Drain Line replacement or repair, 40 L.F. |
| RES-1921123 | HVAC / heat pump | Finaled | Iss. Oct 30, 2019 | $8,790 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |
| RES-1809588 | Plumbing / water heater / sewer | Finaled | Iss. May 22, 2018 | $5,490 | E-Permit: Sewer Service replacement or repair, Trenchless 50 L.F. |