Sacramento 95819 · River Park · APN 005-0010-036-0000 · City of Sacramento
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $740,000 ($651,000–$829,000).
Public building records show issued construction/renovation work on this parcel (14 total permits, latest Oct 16, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
88 substantial renovation & housing permits over 24 months (58.3 per 1,000 parcels vs. 30.4 citywide baseline) (#14 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (River Park)
about 99% 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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$740,000
Benchmark range: $651,000 – $829,000
Repair tied to a housing/code case (COM-2323968): Issued after 8 mo (23.2× the 10d median) — slower than 90% of repair tied to a housing/code case permits in City of Sacramento (median 10d, 90th pct 164d, n=310).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: 5617 Elvas Avenue Mixed Use (0.18 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)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$741/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Since November 2024 within ½ mile: 15 homes completed, 6 permitted, 3 proposed or in review.
24 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
795 permits within ½ mile since November 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with City of Sacramento's planning department before relying on it.
Sources: City of Sacramento CDD, Zoning (retrieved Nov 11, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of C-2 as commercial, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
In "Entitled" for 4.9 yr (since Dec 16, 2021), with no new permit record in 4.9 yr. · 2 units
In "Entitled" for 4.9 yr (since Dec 29, 2021), with no new permit record in 4.9 yr. · 1 unit
In "Entitled" for 4.6 yr (since Apr 21, 2022), with no new permit record in 4.6 yr. · 1 unit
Permit issued and active for 8.5 yr (first record May 18, 2018), with no completion or new permit record in 4.1 yr. · 1 unit · $143,799 declared valuation
In "Entitled" for 3.8 yr (since Jan 24, 2023), with no new permit record in 3.8 yr. · 1 unit
Permit issued and active for 3.9 yr (first record Dec 14, 2022), with no completion or new permit record in 3.7 yr. · 1 unit · $47,831 declared valuation
Record RES-2604827 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2604827 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (50 50th St): First appeared in published agency feed
Record RES-2622998 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (521 Sandburg Dr): First appeared in published agency feed
Record RES-2622929 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (814 52nd St): First appeared in published agency feed
Record RES-2623832 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (801 52nd St): First appeared in published agency feed
Record RES-2622962 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (4841 B St): First appeared in published agency feed
Record RES-2623119 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (5317 Shepard Ave): First appeared in published agency feed
Record RES-2621535 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (5362 H St): Status changed from Plan Check Target to Plan Check Wait
Record COM-2620984 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (629 El Dorado Way): Status changed from Issued to Finaled
Record RES-2609098 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (4902 Jerry Way): First appeared in published agency feed
Record RES-2622536 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (5990 H St): First appeared in published agency feed
Record COM-2623787 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby pool / spa (5832 Shepard Ave): Status changed from Plan Check Target to Issued
Record RES-2620497 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby pool / spa (5832 Shepard Ave): Issued date changed from (blank) to 2026-10-07
Record RES-2620497 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby pool / spa (5832 Shepard Ave): Description text was updated
Record RES-2620497 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full City of Sacramento development graph →In "Entitled" for 3.4 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).
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.
Issued after 8 mo (23.2× the 10d median) — slower than 90% of repair tied to a housing/code case permits in City of Sacramento (median 10d, 90th pct 164d, n=310).
Issued after 7 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
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).
In "Entitled" for 4.6 yr (since Apr 21, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,510 parcels
−4.4% YoY
City baseline: 30.4 / 1k
88 in trailing 24m
Includes 8 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Sg Biebl Const | Commercial tenant improvement | 1 on parcel2 in ½ mi | $204,300 | 2 vs 1 prior |
| Tri Square Construction | Other | 1 on parcel2 in ½ mi | $190,000 | 1 vs 1 prior |
| Total Environmental And Power | Other | 1 on parcel1 in ½ mi | $150,000 |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 3,657 | 28d | 45d | 85d | 184d | 41d(vs 51d prior) |
| New duplex / half-plex | 115 | 82d | 184d | 416d | 575d | 144d(vs 361d prior) |
| New multifamily / condos / mixed-use | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
| Accessory dwelling unit (new or conversion) |
HUD Small Area Fair Market Rent · ZIP 95819
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($7,400/yr) + local voter-approved bond debt ($1,036/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$31,155/yr
Cash needed: $162,800
NOI: $13,747/yr
P&I: $3,742/mo
For $0/mo net cash flow
At $2,650/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $2,438/mo | −$2,901/mo | -21.4% | $6,487/mo | −$2,869/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,650/mo | −$2,596/mo | -19.1% | $6,004/mo | −$2,414/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,809/mo | −$2,421/mo | -17.8% | $5,865/mo | −$2,068/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties. In City of Sacramento: Sacramento Tenant Protection Program (City Code Ch. 5.156) — 5% + CPI (8.6% cap effective July 1, 2026) for covered pre-1995 multifamily units. Official program rules ↗
UNMANNED TELECOM
EPC - Removal and replacement of Antennas and RRUs on the 60' high steel monopole. Removal and replacement of cables from Antennas/RRU's to existing equipment shelter at grade level. Minor equipment add inside existing equipment shelter. Removal of the existing 60" wood pole and installation of new 60" high steel pole will be on a separate permit.
HSG#22-044207 Roosters Expansion
HDB Case 22-044207 New Permit to Replace Expired Permit COM-2323968 with no inspections performed. Fire Sprinklered Roosters Expansion / Remodel of Suite C and combining it with Suite D into restaurant. Suite D was previously a barbershop (822sf) and will now be remodeled to include the addition of a bar. Restaurant to include outdoor dining areas under the existing covered walkway. Complete work on expired CDD permit COM-1925238.
5493 CARLSON DRIVE
EPC - Add or replace antennas and ancillary equipment as per plans for an existing carrier on an existing wireless communication facility.
HSG#22-044207 Roosters Expansion
HSG#22-044207: Remodel of Suite C and combining it with Suite D into restaurant. Suite D was previously a barbershop (822sf) and will now be remodeled to include the addition of a bar. Restaurant to include outdoor dining areas under the existing covered walkway. Complete work on expired CDD permit COM-1925238.
5493 CARLSON DR - REVISION TO COM-2310150
EPC - revision to COM-2310150 Field Revisions including: Omission of Grid Ceiling; Omission of Non-Bearing Partition Walls and related Electrical Outlets in these omitted walls; Relocation of new mop sink & door at Janitor Closet.
5493 CARLSON DR - TEMP CELL SITE
EPC - Install Temp Cell Facility on Wheels ('COW') to replace AT&T cellular coverage due to the existing facility being damaged during a storm, which damaged the existing pole, forcing it to be removed based on the structural integrity being impacted. With the existing site not operational, we need to place the 'COW' on the same parcel to maintain coverage for E911, BAND 14/First Net, which creates an impact to the residents of this area. This gap in coverage, creates a public safety issue.
Cell Tower Replacement - Sutter Memorial
EPC - Remove (E) 60' old damaged wood cell pole due to storms for (N) 60' steel cell pole. Cell equipment under a separate permit. Remove (E) chain link fence and replace with new 6' tall fence with barbed wire and (N) 6' wide access gate in the same location.
Remodel Suite G
EPC - Suite G - REMODEL: EXISTING BUSINESS SPACE (BEAUTY SALON) PERFORMING REPAIRS TO ROOF FRAMING DAMAGE FROM WIND STORM. INTERIOR WORK CONSISTS OF RECONFIGURING NON-STRUCTURAL INTERIOR PARTITION WALLS, UPGRADING ACCESSIBLE RESTROOM TO COMPLY WITH CURRENT CODE, NEW GRID CEILING AND LIGHTING, CONNECT (E) HVAC - PROVIDE NEW DUCTWORK. NO EXTERIOR WORK IS BEING PROPOSED AND NO OTHER CHANGES TO EXTERIOR ENVELOPE. revision COM-2322294 Field Revisions including: Omission of Grid Ceiling; Omission of Non-Bearing Partition Walls and related Electrical Outlets in these omitted walls; Relocation of new mop sink & door at Janitor Closet.
Cell Tower Modification
EPC - Antenna Equipment Scope: Install New Air 6449 Antennas at Position 3. Install (1) New DC Only DC6 Squid. Verify Antenna Azimuth, Rotate and Correct Mounts if Needed to Correct Skewing. RAN Equipment Scope: Install (2) Strings of 155AHR Batteries (3 total) in Battery Rack. Install (1) New 6648 in Existing LTE Rack. Install Bus Bars at Top and Bottom in Existing LTE Rack. Use Existing DC-12.
ANSUL
EPC - SUITE D***Complete Install of Ansul UL300 Hood/Duct Fire System
Revision to COM-1925238
EPC Submittal - Revision to Com-1925238 revised mechanical sheet to match architectural sheets.
SUITE D-Roosters-Restaurant Remodel
Remodel existing 1552-sqft coffee shop into full use restaurant to include kitchen equip, hood system, grease interceptor, associated plumbing/electrical/mechanical, accessibility upgrades, and finishes. See Revision COM-2007812: revised mechanical sheet to match architectural sheets.
Cell Tower Equipment Installation
Cell Tower Equipment - Removal of multiple multiple antennas, TMAs, RRUs, ; Removal of a sector mount, Removal of unused all unused coax cable, Lowering the RAD center; Install a (N) MOunt with collar mount adaptor; Relocate (E) mount and remaining equipment to (N) RAD Center; Install (12) Antennas (3 dummies); Install (15) RRUs, Install (2) DC -6;Install (2) fiber trunks; Install (4) DC Trunks; GROUND SCOPE: Remove (1) DUS41, Install (2) rectiifiers, (1) string of 155H Batteries and (2) DVC -12 IN to (E) Data Rack.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026 · Applied and issued dates come from the city's Applied and Issued permit datasets. The city publishes current status without a date, so status changes are dated by the window between our snapshots.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From City of Sacramento's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: City of Sacramento CDD, Zoning · Geography: zoning district polygon at parcel point · Source updated Nov 11, 2026 · Retrieved Nov 11, 2026
2.64 acres
Assessor's classification for assessment purposes. This is not zoning.
5485 CARLSON DR; 5487 CARLSON DR; 5489 CARLSON DR
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 8, 2026 · Retrieved Nov 8, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 005-0010-036-0000. Shows direct levies and special assessments.
Search the city's permit system by address or record number
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| Velocitel | Other | 1 on parcel1 in ½ mi | $37,000 | 0 vs 0 prior |
| Mastec Network Solutions | Remodel / interior alteration | 1 on parcel1 in ½ mi | $20,000 | 1 vs 34 prior−97% |
| Sentinel Fire Equipment | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $1,675 | 0 vs 4 prior |
| Tim Lewis Communities Recent nearby: 5056 Sutter Park Way (Feb 6, 2024) | New single-family home | 95 in ½ mi | $28,886,215 | 15 vs 1 prior |
| Wells Pools Recent nearby: 370 Messina Dr (Sep 25, 2025) | Pool / spa | 21 in ½ mi | $1,323,000 | 31 vs 26 prior+19% |
| Premier Pools Recent nearby: 5908 Camellia Ave (Dec 21, 2021) | Pool / spa | 16 in ½ mi | $834,444 | 0 vs 0 prior |
| Kitchen Mart Recent nearby: 5606 Shepard Ave (Jan 6, 2025) | Remodel / interior alteration | 16 in ½ mi | $688,708 | 62 vs 72 prior−14% |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage) | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alterationOn this parcel | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Electrical / panelOn this parcel | 11,023 | 0d | 0d | 0d | 5d | 0d |
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.
Suite A - SMUD Safety
Suite A - SMUD Safety