5100 Sandburg Dr
Sacramento 95819 · River Park · City of Sacramento · Coordinates: 38.58013, -121.43585
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $929,000 ($818,000–$1,040,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 9,180 sq ft lot. Local precedent is active with 4 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$173,250 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Apr 12, 2022).
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)
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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 5188 Moddison Ave (0.11 mi SW, 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 (~$11,041/yr at $929,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$920/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:
- 9,180 sq ft (0.21 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03027
- Addresses on lot:
- 5100 SANDBURG DR
Zoning & Land Use
R-1 — Single-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R-1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R-1, a single-family residential zone. The lot is 9,180 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
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: $818,000 – $1,040,000 · 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
- Accessory dwelling unit at 5188 Moddison Ave (Entitled)0.11 mi SW
In "Entitled" for 4.1 yr (since Oct 20, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home (Entitled)0.35 mi E
In "Entitled" for 3.8 yr (since Jan 24, 2023), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Accessory dwelling unit at 5422 Spilman Ave (Entitled)0.42 mi SE
In "Entitled" for 2 yr (since Nov 18, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Accessory dwelling unit at 5308 Shepard Ave (Applied)0.24 mi SE
address_raw changed to "5308 SHEPARD AVE 2" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Kitchen Mart (1 on parcel, 15 in ½ mi · Remodel / interior alteration); J And A Pino Construction (1 on parcel, 10 in ½ mi · Addition (adds square footage)); River City Window And Door (2 on parcel, 6 in ½ mi · Remodel / interior alteration); Tms Construction (11 in ½ mi · Remodel / interior alteration); Burns Construction (10 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2202211 | Addition (adds square footage) | Expired Permit | Iss. Apr 12, 2022 | $275,000 | EPC - 1st floor 240 sq ft, 297 sq ft porch, 2nd floor 882 sq ft. Addition includes new upper floor with three bedrooms… |
| RES-1818398 | Windows / doors / siding | Finaled | Iss. Sep 20, 2018 | $22,371 | NON-structural change-out of (9) windows in existing sizes and locations. Retrofit type. Smoke & Carbon Monoxide Alarms… |
| RES-1817585 | Commercial tenant improvement | Finaled | Iss. Sep 11, 2018 | $20,231 | Bathroom Remodel (Complete) Replace tub, overflow & drain, valve, shower surround; Replace vanity, counter top, sink & f… |
| RES-1811369 | Windows / doors / siding | Finaled | Iss. Jun 15, 2018 | $22,371 | C/O 9 WINDOWS . Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314 |