5478 Carlson Dr
Sacramento 95819 · River Park · City of Sacramento · Coordinates: 38.57379, -121.43157
Executive Verdict · Public-Records Synthesis
Zoned R-3 in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $793,000 ($698,000–$888,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3 allows residential use qualifying for ministerial ADU review under state law (2 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Jun 8, 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)
- ! Delayed or open permit activity on this parcel
General repair (COM-2424367): Issued after 4 mo (8.4× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: 5617 Elvas Avenue Mixed Use (0.29 mi S, 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 (~$9,490/yr at $793,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$791/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:
- 17,407 sq ft (0.40 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03008
- Addresses on lot:
- 5478 CARLSON DR; 5478 CARLSON DR APT 10 APT 10; 5478 CARLSON DR APT 11 APT 11
Zoning & Land Use
R-3 — Multi-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-3 (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-3 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-3 (multifamily residential), not a single-family residential zone.
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: $698,000 – $888,000 · 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
- 5617 Elvas Avenue Mixed Use (Entitled)0.29 mi S
In "Entitled" for 3.5 yr (since Jun 1, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (30 housing units across 0 permits).
- General repair (COM-2424367) (Finaled)On this parcel
Issued after 4 mo (8.4× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
- New home at 5208 Sutter Park Way (Issued)0.32 mi W
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).
- 5540 Callister Ave. 2 ADU conversion (Entitled)0.23 mi NE
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).
Entity-resolved builders & contractors in ½ mile: A 1 Electrical (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Sjm Partners (1 on parcel, 1 in ½ mi · Windows / doors / siding); D 7 Roofing Services (1 on parcel, 1 in ½ mi · Roof replacement); Landon W Roberts Construction (1 on parcel, 1 in ½ mi · General repair); Tim Lewis Communities (94 in ½ mi · New single-family home).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2611833 | Roof replacement | Finaled | Iss. Jun 8, 2026 | $39,824 | E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 58 squares of TPO Single Ply. CRRC: 0608-0008 |
| COM-2424367 | General repair | Finaled | Iss. Mar 3, 2025 | $5,000 | EPC - Install new support beam for the exterior stairs. NO CHANGE TO THE STAIRS. |
| COM-2212131 | Remodel / interior alteration | Finaled | Iss. Jun 20, 2022 | $5,000 | EPC - Replace existing 400amp fused disconnect with a new 400amp breaker box. Replace existing weather head riser |
| COM-2209020 | Windows / doors / siding | Finaled | Iss. Apr 29, 2022 | $49,815 | REPLACE EXISTING ALUMINUM WINDOWS AND INSTALL NEW VINYL WINDOWS Carbon monoxide & Smoke alarms required. Reference CRC … |