5265 H St
Sacramento 95819 · East Sacramento · City of Sacramento · Coordinates: 38.56888, -121.43835
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 $865,000 ($761,000–$969,000).
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 56,628 sq ft lot. Local precedent is active with 8 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$14,890 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Mar 7, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in East Sacramento
522 substantial renovation & housing permits over 24 months (62.3 per 1,000 parcels vs. 30.4 citywide baseline) (#48 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (East Sacramento)
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
Roof replacement (COM-2416949): Issued after 5 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: 5617 Elvas Avenue Mixed Use (0.28 mi E, 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 (~$10,311/yr at $865,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$859/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:
- 56,628 sq ft (1.30 ac)
- Assessor use:
- Church / Welfare · Church · Partially Exempt
- Tax rate area:
- 03005
- Addresses on lot:
- 5265 H ST
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 56,628 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 06067C0180J, 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: $761,000 – $969,000 · Status: Off market
HUD Small Area FMR (ZIP 95819) · FY 2026
Studio $2,050 · 1BR $2,150 · 2BR $2,640 · 3BR $3,510 · 4BR $4,050
Developments Deserving Closer Investigation & Active Area Builders
- 5617 Elvas Avenue Mixed Use (Entitled)0.28 mi E
In "Entitled" for 3.5 yr (since Jun 1, 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 (30 housing units across 0 permits).
- Roof replacement (COM-2416949) (Finaled)On this parcel
Issued after 5 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
- Commercial tenant improvement (COM-2110613) (Expired Permit)On this parcel
Issued after 8 mo (3.8× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
- New home at 5208 Sutter Park Way (Issued)0.27 mi N
Active in "Issued" for 4.5 yr (first record May 3, 2022) with no new permit activity recorded in 19 mo. High-impact scale (1 housing unit, $1,200,000 declared valuation across 2 permits).
Entity-resolved builders & contractors in ½ mile: Dew Hiersoux Construction (2 on parcel, 3 in ½ mi · Commercial tenant improvement); Acco Engineered (1 on parcel, 1 in ½ mi · Roof replacement); Rensolc (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Nor Cal Mechanical (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Sentinel Fire Equipment (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2504598 | Plan revision / deferred submittal | Complete | App. Mar 7, 2025 | — | EPC - REVISION TO COM-2416949 to relocate rooftop unit 5ft north. city planning has already approved this over email. sc… |
| COM-2416949 | Roof replacement | Finaled | Iss. Jan 7, 2025 | $80,000 | EPC - Replacement of an existing HVAC unit. New split system on roof. Decommission existing boiler in basement. ** … |
| COM-2208408 | Fire alarm / sprinkler | Finaled | Iss. May 2, 2022 | $2,500 | EPC - Install Ansul UL300 Hood/Duct Fire system |
| COM-2110613 | Commercial tenant improvement | Expired Permit | Iss. Jan 14, 2022 | $180,000 | EPC - Remodel of existing commercial kitchen, replacement of all kitchen equipment, new accessible exterior ramp |
| COM-2011204 |