5539 H St
Sacramento 95819 · East Sacramento · City of Sacramento · Coordinates: 38.56780, -121.43457
Executive Verdict · Public-Records Synthesis
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $850,000 ($748,000–$952,000).
Upsides & Opportunities
- ✓ 12 documented municipal building permits on file
On-parcel permit history is indexed through Feb 20, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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
Plan revision / deferred submittal (SUB-1806084): Pending in review for 8.6 yr (76.7× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
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 (0.16 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 (~$10,140/yr at $850,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$845/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:
- 26,942 sq ft (0.62 ac)
- Assessor use:
- Retail / Commercial · Shopping Center · Neighborhood
- Tax rate area:
- 03005
- Addresses on lot:
- 5501 H ST; 5505 H ST; 5535 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: $748,000 – $952,000 · 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)0.16 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).
- Plan revision / deferred submittal (SUB-1806084) (Abandoned)On this parcel
Pending in review for 8.6 yr (76.7× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- Plan revision / deferred submittal (SUB-1606385) (Abandoned)On this parcel
Pending in review for 10.5 yr (94.0× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- New home at 5208 Sutter Park Way (Issued)0.36 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: Commer Kitchen Services (1 on parcel, 2 in ½ mi · Commercial tenant improvement); Capitol Neon (2 on parcel, 2 in ½ mi · Sign); Bay Alarm (2 on parcel, 2 in ½ mi · Fire alarm / sprinkler); Ssw Construction (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Capitol Custom Construction (1 on parcel, 1 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (12 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| SIG-2602753 | Sign | Finaled | Iss. Feb 20, 2026 | $8,988 | EPC - Fabricate and Install Channel Letters to say "logo" "Lin Dumpling" 2 signs total. |
| COM-2216893 | Commercial tenant improvement | Finaled | Iss. Oct 19, 2022 | $42,000 | EPC - Addition of Type I hood with new cooking equipment and extending existing gas line for new cooking equipment. Dec… |
| COM-2219284 | Fire alarm / sprinkler | Finaled | Iss. Sep 21, 2022 | $2,200 | EPC - Unit #50 - Installation of new UL300 hood and duct fire suppression system |
| SIG-2217774 | Sign | Finaled | Iss. Aug 29, 2022 | $5,580 | Install two illuminated channel letter wall signs |
| SIG-1900164 | Sign |