325 N 5th St
Sacramento 95811 · Southern Pacific / Richards · City of Sacramento · Coordinates: 38.59559, -121.49504
Executive Verdict · Public-Records Synthesis
Zoned OB-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $589,000 ($501,000–$677,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone OB-SPD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$18,370 contributory est.)
Public building records show issued construction/renovation work on this parcel (10 total permits, latest Jul 18, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Southern Pacific / Richards
12 substantial renovation & housing permits over 24 months (41.2 per 1,000 parcels vs. 30.4 citywide baseline) (#82 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Southern Pacific / Richards)
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: T9, Lot 10E (0.38 mi NE, 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 (~$7,165/yr at $589,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$597/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:
- 312,325 sq ft (7.17 ac)
- Assessor use:
- Industrial · Truck / Transit Terminal · Storage
- Tax rate area:
- 03083
- Addresses on lot:
- 325 N 5TH ST; 520 RICHARDS BLVD STE 100 STE 100
Zoning & Land Use
OB-SPD — Low-Rise Mixed-Use Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 8)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned OB (mixed use): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned OB (mixed use), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned OB (mixed use), not a single-family residential 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 06067C0176J, 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: $501,000 – $677,000 · Status: Off market
HUD Small Area FMR (ZIP 95811) · FY 2026
Studio $1,840 · 1BR $1,930 · 2BR $2,380 · 3BR $3,170 · 4BR $3,650
Developments Deserving Closer Investigation & Active Area Builders
- T9, Lot 10E (In review)0.38 mi NE
In "In review" for 4.2 yr (since Aug 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 (36 housing units, $5,997,108 declared valuation across 20 permits).
- Outbuilding #1 at SRFC Stadium (In review)0.43 mi SE
In "In review" for 15 mo (since Aug 27, 2025), exceeding the 241d median and 334d 75th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($450,000,000 declared valuation across 18 permits). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
- Hawthorn Apartments (Entitled)0.43 mi NW
In "Entitled" for 5.8 yr (since Jan 15, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (281 housing units across 0 permits).
- T9 Hotel (Fee estimate)0.15 mi NE
In "Fee estimate" for 3.5 yr (since May 10, 2023), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($33,434,912 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Advanced Roof Design (2 on parcel, 2 in ½ mi · Roof replacement); Quality Telecom Consultants (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Excell Services (2 on parcel, 2 in ½ mi · Plan revision / deferred submittal); Crown Castle USA (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Insite Telecom (1 on parcel, 1 in ½ mi · Other).
Permit & Project History on This Parcel (10 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2508218 | Other | Finaled | Iss. Jul 18, 2025 | $15,000 | EPC - EXPEDITED - Eligible Facilities 6409. Add or replace antennas, ancillary equipment and ground equipment as per pla… |
| COM-2307349 | Roof replacement | Finaled | Iss. Apr 13, 2023 | $45,345 | E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 81 squares of TPO Single Ply. CRRC: 0676-001 |
| COM-2112919 | Plan revision / deferred submittal | Complete | App. Jun 16, 2021 | $150,000 | EPC - Plan revisions for COM-2019017 [SA006 Bercur Dr/Applegat (BU#827116-App_522751-SC06006A) reduction in scope of w… |
| COM-2107055 | Plan revision / deferred submittal | Complete | App. Apr 5, 2021 | — | EPC - REVISION To COM-2017852: Leaving existing buss gutter. |
| COM-2019017 |