5485 Carlson Dr
Sacramento 95819 · River Park · City of Sacramento · Coordinates: 38.57242, -121.43286
Executive Verdict · Public-Records Synthesis
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $740,000 ($651,000–$829,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$9,240 contributory est.)
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)
- ✓ Above-average reinvestment in River Park
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)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: reduced flood risk due to levee)
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)
- ! Delayed or open permit activity on this parcel
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)
- ! 4 slow or stalled nearby projects within ½ mile
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)
- ! Year 1 Prop 13 tax reset (~$8,886/yr at $740,000)
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
Parcel & Assessor
- Lot size:
- 114,998 sq ft (2.64 ac)
- Assessor use:
- Retail / Commercial · Shopping Center · Neighborhood
- Tax rate area:
- 03008
- Addresses on lot:
- 5485 CARLSON DR; 5487 CARLSON DR; 5489 CARLSON DR
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 (about 99% 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: $651,000 – $829,000 · 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)0.18 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).
- Accessory dwelling unit at 622 50th St (In review)0.49 mi W
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.
- Repair tied to a housing/code case (COM-2323968) (Expired Permit)On this parcel
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).
- Remodel / interior alteration (COM-2123130) (Expired Permit)On this parcel
Issued after 7 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: Sg Biebl Const (1 on parcel, 2 in ½ mi · Commercial tenant improvement); Tri Square Construction (1 on parcel, 2 in ½ mi · Other); Total Environmental And Power (1 on parcel, 1 in ½ mi · Other); Velocitel (1 on parcel, 1 in ½ mi · Other); Mastec Network Solutions (1 on parcel, 1 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (14 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2511850 | Other | Finaled | Iss. Oct 16, 2025 | $150,000 | EPC - Removal and replacement of Antennas and RRUs on the 60' high steel monopole. Removal and replacement of cables fr… |
| COM-2509278 | Repair tied to a housing/code case | Finaled | Iss. May 15, 2025 | $35,000 | HDB Case 22-044207 New Permit to Replace Expired Permit COM-2323968 with no inspections performed. Fire Sprinklered Roos… |
| COM-2424634 | Remodel / interior alteration | Withdrawn | App. Nov 7, 2024 | $35,000 | EPC - Add or replace antennas and ancillary equipment as per plans for an existing carrier on an existing wireless commu… |
| COM-2323968 | Repair tied to a housing/code case | Expired Permit | Iss. Jun 28, 2024 | $35,000 | HSG#22-044207: Remodel of Suite C and combining it with Suite D into restaurant. Suite D was previously a barbershop (82… |