5300 Elvas Ave
Sacramento 95819 · East Sacramento · City of Sacramento · Coordinates: 38.57518, -121.43498
Executive Verdict · Public-Records Synthesis
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $315,000 ($277,000–$353,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$47,520 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Oct 10, 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
Solar / battery storage (COM-2120467): Issued after 2 mo — slower than 90% of solar / battery storage permits in City of Sacramento (median 3d, 90th pct 27d, n=3,950).
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 (0.38 mi S, 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 (~$4,041/yr at $315,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$337/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:
- 15,810 sq ft (0.36 ac)
- Assessor use:
- Vacant · Site (Under 2ac)
- Tax rate area:
- 03005
- Addresses on lot:
- 5300 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: reduced flood risk due to levee (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: $277,000 – $353,000 · 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)0.38 mi S
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).
- Solar / battery storage (COM-2120467) (Finaled)On this parcel
Issued after 2 mo — slower than 90% of solar / battery storage permits in City of Sacramento (median 3d, 90th pct 27d, n=3,950).
- Remodel / interior alteration (COM-1706817) (Finaled)On this parcel
Issued after 4 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- Plan revision / deferred submittal (SUB-1706776) (Abandoned)On this parcel
Pending in review for 9.5 yr (85.0× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Entity-resolved builders & contractors in ½ mile: Tri Square Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Amatel (1 on parcel, 1 in ½ mi · Solar / battery storage); Walker Cellular (1 on parcel, 1 in ½ mi · Solar / battery storage); Brothers Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Tim Lewis Communities (95 in ½ mi · New single-family home).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2519819 | Solar / battery storage | Finaled | Iss. Oct 10, 2025 | $20,000 | EPC - The scope of work is a battery replacement within the existing cabinet of the unmanned telecommunications site. Th… |
| COM-2408769 | Plumbing / water heater / sewer | Finaled | Iss. Apr 23, 2024 | $5,400 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located outside building, within Existing Exterior Encl… |
| COM-2120467 | Solar / battery storage | Finaled | Iss. Nov 30, 2021 | $20,000 | EPC - swap 3 panel antennas add 3 panel antennas install 6 RRUS remove all TMAs Diplexers and Coax cables; Remove (2) gr… |
| COM-1706817 | Remodel / interior alteration | Finaled | Iss. Aug 25, 2017 | $90,000 | EPC - T-Mobile to install (6) new panel antennas and ancillary equipment to an existing monopine tower. T-Mobile will … |