5203 Carrington St
Sacramento 95819 · River Park · City of Sacramento · Coordinates: 38.57992, -121.43565
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 $741,000 ($652,000–$830,000).
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 7,220 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
- ✓ 6 documented municipal building permits on file
On-parcel permit history is indexed through Jun 29, 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 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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 5188 Moddison Ave (0.11 mi W, 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 (~$8,897/yr at $741,000)
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:
- 7,220 sq ft (0.17 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03027
- Addresses on lot:
- 5203 CARRINGTON ST
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 7,220 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: $652,000 – $830,000 · 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 W
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)0.34 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)0.41 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).
- 5257 Sutter Park Way SFR (Entitled)0.49 mi S
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).
Entity-resolved builders & contractors in ½ mile: Bell Brothers Heating And Air (3 on parcel, 3 in ½ mi · General repair); Quality First Home Improvement (1 on parcel, 1 in ½ mi · Roof replacement); Best Of Remodel (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Zimmerman Re Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Kitchen Mart (14 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2613658 | Roof replacement | Finaled | Iss. Jun 29, 2026 | $25,367 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 21 squares of 30yr Laminated Dimensional Composition. CRRC: 0676-013… |
| RES-2500637 | Plumbing / water heater / sewer | Expired Permit | Iss. Jan 13, 2025 | $12,000 | Non-structural hall bath remodel: R& R shower pan, vanity, fan, toilet and light fixtures. Carbon monoxide & Smoke alarm… |
| RES-2226059 | Roof replacement | Expired Permit | Iss. Dec 7, 2022 | $35,000 | Change-out Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be placed in the same locati… |
| RES-2115124 | General repair | Finaled | Iss. Jul 13, 2021 | $3,047 | INSTALL BLOWN IN R 19 1240 SQ FT INSULATION |
| RES-2006158 |