5431 H St
Sacramento 95819 · East Sacramento · City of Sacramento · Coordinates: 38.56795, -121.43532
Executive Verdict · Public-Records Synthesis
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $806,000 ($709,000–$903,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$56,460 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Mar 6, 2020).
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: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. 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
Addition (adds square footage) (COM-1722154): Issued after 6 mo (4.2× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: 5617 Elvas Avenue Mixed Use (0.17 mi NE, 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 (~$9,638/yr at $806,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$803/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:
- 4,792 sq ft (0.11 ac)
- Assessor use:
- Office · Residential Conversion · One Story
- Tax rate area:
- 03005
- Addresses on lot:
- 5431 H ST
Zoning & Land Use
C-2 — General Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-2 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-2 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-2 (commercial), 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: minimal flood hazard (all of the lot) · FIRM panel 06067C0183H, effective August 16, 2012
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $709,000 – $903,000 · 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)0.17 mi NE
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).
- Accessory dwelling unit at 622 50th St (In review)0.38 mi NW
In "In review" for 8 mo (since Mar 11, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). contractor changed to "DEPIAZZA AND REED CONSTRUCTION" in snapshot Nov 1, 2026.
- Addition (adds square footage) (COM-1722154) (Withdrawn)On this parcel
Issued after 6 mo (4.2× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
- Remodel / interior alteration (COM-1705376) (Expired Permit)On this parcel
Issued after 8 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Entity-resolved builders & contractors in ½ mile: Alli Construction (4 on parcel, 7 in ½ mi · Addition (adds square footage)); Tim Lewis Communities (95 in ½ mi · New single-family home); Premier Pools (23 in ½ mi · Pool / spa); Wells Pools (19 in ½ mi · Pool / spa); Connected Technology (18 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-1923630 | Commercial tenant improvement | Expired Permit | Iss. Mar 6, 2020 | $20,000 | SHARED PLANS WITH COM-1923628 -- remodeling existing 360 sq ft garage to stay at U occupancy, complete electrical rew… |
| COM-1923628 | Addition (adds square footage) | Finaled | Iss. Mar 6, 2020 | $88,226 | SHARED PLANS WITH COM-1923630 -- (TO COMPLETE COM-1722154) converting existing 1011 sq ft single family home to office … |
| COM-1923065 | Remodel / interior alteration | Finaled | Iss. Nov 25, 2019 | $2,250 | path of travel and ada access from the building entry to the right of way via a concrete ramp, removing existing drive… |
| COM-1920155 | Plan revision / deferred submittal | Expired Application | App. Oct 17, 2019 | — | Revision to COM-1722154 : WIndow to be removed from Garage and replaced with an AUTOMATIC GARAGE DOOR. |