5421 Callister Ave
Sacramento 95819 · River Park · City of Sacramento · Coordinates: 38.57702, -121.42943
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 $913,000 ($803,000–$1,023,000).
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 6,360 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 (+$178,848 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jun 25, 2026).
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 (130 ft NE, 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 (~$10,858/yr at $913,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$905/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:
- 6,360 sq ft (0.15 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03008
- Addresses on lot:
- 5421 CALLISTER AVE; 5423 CALLISTER 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 6,360 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: $803,000 – $1,023,000 · 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)130 ft NE
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)0.11 mi SE
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).
- New home (Entitled)0.13 mi 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).
- 5803 Callister Ave ADU (Entitled)0.26 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: Caldwell Construction (3 on parcel, 7 in ½ mi · Remodel / interior alteration); Js Heating And Air Conditioning (1 on parcel, 1 in ½ mi · HVAC / heat pump); Kitchen Mart (18 in ½ mi · Remodel / interior alteration); Wells Pools (14 in ½ mi · Pool / spa); Premier Pools (9 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (4 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2613416 | HVAC / heat pump | Issued | Iss. Jun 25, 2026 | $13,180 | No Duct Work Permitted. Change-out Split System to Split System (all-electric heat pump). The existing unit shall be rem… |
| RES-2503164 | Plumbing / water heater / sewer | Expired Permit | Iss. Feb 14, 2025 | $8,989 | AA: Sewer Service replacement or repair, Dig and Bury 60 L.F. |
| RES-2425510 | Accessory dwelling unit (new or conversion) | Finaled | Iss. Feb 11, 2025 | $162,000 | EPC - New 1 bed, 1 bath 486 SF detached ADU with 35 SF porch. Carbon monoxide & Smoke alarms required. Reference CRC sec… |
| RES-2501700 | Demolition | Expired Permit |