706 56th St
Sacramento 95819 · East Sacramento · City of Sacramento · Coordinates: 38.56822, -121.43423
Executive Verdict · Public-Records Synthesis
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $1,009,000 ($888,000–$1,130,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$158,400 contributory est.)
Public building records show issued construction/renovation work on this parcel (17 total permits, latest Sep 9, 2026).
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-1809796): Issued after 10 mo (7.0× 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: 5617 Elvas Avenue Mixed Use (0.12 mi N, 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 (~$11,953/yr at $1,009,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$996/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:
- 33,715 sq ft (0.77 ac)
- Assessor use:
- Retail / Commercial · Store / Office Combo · Multi-Tenant
- Tax rate area:
- 03005
- Addresses on lot:
- 5700 ELVAS AVE; 5704 ELVAS AVE; 5708 ELVAS AVE
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: $888,000 – $1,130,000 · 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)0.12 mi N
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).
- 706 56th Street Apartment Conversion (Finaled / completed)On this parcel
High-impact scale (11 housing units, $850,000 declared valuation across 10 permits).
- Addition (adds square footage) (COM-1809796) (Withdrawn)On this parcel
Issued after 10 mo (7.0× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
- New home at 5208 Sutter Park Way (Issued)0.35 mi NW
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 (11 on parcel, 13 in ½ mi · Plan revision / deferred submittal); Alli Construction (1 on parcel, 6 in ½ mi · Addition (adds square footage)); Vitality Construction (1 on parcel, 2 in ½ mi · Electrical / panel); Watson Companies (1 on parcel, 1 in ½ mi · Roof replacement); Xpress Technical Services (1 on parcel, 1 in ½ mi · Sign).
Permit & Project History on This Parcel (17 permits, 1 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| SIG-2618997 | Sign | Finaled | Iss. Sep 9, 2026 | $3,200 | install one (1) illuminated wall sign |
| COM-2102585 | Plan revision / deferred submittal | Complete | App. Feb 8, 2021 | — | EPC - REVISION TO COM-1914139: "as Built" Fire Alarm System per correction notice from Fire inspection. |
| COM-2102505 | Fire alarm / sprinkler | Void | App. Feb 5, 2021 | $2,500 | EPC - "as Built" Fire Alarm System to complete COM-1914139 Inspections. |
| COM-2102495 | Plan revision / deferred submittal | Void | App. Feb 5, 2021 |