5509 Caleb Ave
Sacramento 95819 · River Park · City of Sacramento · Coordinates: 38.57816, -121.42655
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 $791,000 ($696,000–$886,000).
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 9,225 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 (+$35,011 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Jul 28, 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)
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: Accessory dwelling unit at 5422 Spilman Ave (0.15 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 (~$9,467/yr at $791,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$789/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:
- 9,225 sq ft (0.21 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03008
- Addresses on lot:
- 5509 CALEB 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 9,225 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: $696,000 – $886,000 · 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 5422 Spilman Ave (Entitled)0.15 mi SW
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).
- New home (Entitled)0.17 mi W
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).
- 5540 Callister Ave. 2 ADU conversion (Entitled)0.18 mi SW
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)0.28 mi S
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: Halls Window Center (1 on parcel, 4 in ½ mi · Remodel / interior alteration); Luxera (1 on parcel, 3 in ½ mi · Addition (adds square footage)); Americas Vinyl Exteriors (1 on parcel, 2 in ½ mi · Remodel / interior alteration); The Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Jaguar Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2512848 | Addition (adds square footage) | Finaled | Iss. Jul 28, 2025 | $12,000 | EPC - Extend existing patio cover permitted and finaled under RES-2300202. This permit will extend existing patio cover… |
| RES-2300202 | Windows / doors / siding | Finaled | Iss. Jan 5, 2023 | $8,971 | Remove and Replace (10) Alum windows with (10) vinyl windows like for like. 9 windows in house 1 window in Detached gara… |
| RES-2223082 | Remodel / interior alteration | Finaled | Iss. Nov 7, 2022 | $16,856 | Kitchen: relocate cooktop, remove double over, install microwave.Water conserving fixtures are required to be installed … |
| RES-2219407 | Remodel / interior alteration | Finaled | Iss. Sep 12, 2022 | $6,978 | Change Out 1 Window. Like for Like Size/Location. Carbon monoxide & Smoke alarms required. Reference CRC sections R31… |