5262 Minerva Ave
Sacramento 95819 · River Park · City of Sacramento · Coordinates: 38.57778, -121.43439
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 $776,000 ($683,000–$869,000).
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 6,440 sq ft lot. Local precedent is active with 5 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$41,200 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Jul 25, 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: New home at 5208 Sutter Park Way (0.39 mi SW, issued). 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 (~$9,296/yr at $776,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$775/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:
- 6,440 sq ft (0.15 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03008
- Addresses on lot:
- 5262 MINERVA 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 6,440 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: $683,000 – $869,000 · 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
- New home at 5208 Sutter Park Way (Issued)0.39 mi SW
Active in "Issued" for 4.5 yr (first record May 3, 2022) with no new permit activity recorded in 19 mo. High-impact scale (1 housing unit, $1,200,000 declared valuation across 2 permits).
- Accessory dwelling unit at 5188 Moddison Ave (Entitled)0.21 mi NW
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)0.28 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)0.29 mi E
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).
Entity-resolved builders & contractors in ½ mile: Matthew Gueffroy (1 on parcel, 4 in ½ mi · Remodel / interior alteration); Brothers Home Improvement (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Bell Brothers Heating And Air (1 on parcel, 1 in ½ mi · Roof replacement); Zimmerman Re Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Priority 1 Electric (1 on parcel, 1 in ½ mi · Electrical / panel).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2515478 | Pool / spa | Finaled | Iss. Jul 25, 2025 | $12,000 | EOTC - Install SPA. |
| RES-2102953 | Remodel / interior alteration | Finaled | Iss. Feb 23, 2021 | $50,000 | EPC - Full kitchen remodel with interior wall removal. Appliances to remain in existing locations. Full bathroom remod… |
| RES-2009363 | Electrical / panel | Finaled | Iss. Jun 4, 2020 | $2,111 | E-Permit: existing panel 100 Amps - Overhead service, new main panel 200 Amps, Reuse Existing weather head/masthead work… |
| RES-2007047 | Roof replacement | Finaled | Iss. Apr 29, 2020 | $9,200 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 18 squares of 30yr Laminated Dimensional Composition. CRRC: 0890-001… |
| RES-1921795 |