5400 State Ave
Sacramento 95819 · River Park · City of Sacramento · Coordinates: 38.57837, -121.42927
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 $834,000 ($734,000–$934,000).
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 6,940 sq ft lot. Local precedent is active with 7 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$94,585 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Oct 17, 2024).
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home (230 ft N, 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 (~$9,958/yr at $834,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$830/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:
- 6,940 sq ft (0.16 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03008
- Addresses on lot:
- 5400 STATE AVE
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 6,940 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: $734,000 – $934,000 · 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
Nearby Activity (½ mile radius, since November 2024)
11 active or recent development projects (11 housing units across completed, permitted, and pipeline stages) and 490 total building permits recorded within ½ mile.
- New construction3 permits
- Adds housing (ADU)10 permits (10 units)
- Demolition2 permits
- Additions & renovations85 permits
- Building systems372 permits
- Repairs9 permits
- Other9 permits
Developments Deserving Closer Investigation & Active Area Builders
- New home (Entitled)230 ft N
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)440 ft S
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).
- 5540 Callister Ave. 2 ADU conversion (Entitled)0.18 mi S
In "Entitled" for 4.9 yr (since Dec 16, 2021), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
- 5803 Callister Ave ADU (Entitled)0.34 mi SE
In "Entitled" for 4.9 yr (since Dec 29, 2021), 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: Andrew Turner Construction (2 on parcel, 5 in ½ mi · Remodel / interior alteration); Rx Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Kitchen Mart (15 in ½ mi · Remodel / interior alteration); Wells Pools (11 in ½ mi · Pool / spa); J And A Pino Construction (7 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-2422558 | Remodel / interior alteration | Finaled | Iss. Oct 17, 2024 | $110,000 | EOTC - Remodel kitchen including, new cabinets, countertops, and appliances. All electric appliances. Add new opening in… |
| RES-2407952 | Addition (adds square footage) | Finaled | Iss. May 8, 2024 | $56,413 | EPC - NOT AN ADU. Addition to and remodel of an existing detached garage. Convert to Home Office, Home Gym, and Storage … |
| RES-2310055 | Roof replacement | Finaled | Iss. May 18, 2023 | $11,000 | No Duct Work Permitted. Change-out Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be p… |
| RES-2216490 | Electrical / panel | Finaled | Iss. Aug 4, 2022 | $1,500 | E-Permit: existing panel 200 Amps - Overhead service, adding 1 outlets (240V). |