5484 Carlson Dr
Sacramento 95819 · River Park · City of Sacramento · Coordinates: 38.57321, -121.43188
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 $810,000 ($713,000–$907,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3 allows residential use qualifying for ministerial ADU review under state law (4 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$12,650 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jul 9, 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: 5617 Elvas Avenue Mixed Use (0.25 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 (~$9,684/yr at $810,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$807/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:
- 18,900 sq ft (0.43 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03008
- Addresses on lot:
- 5484 CARLSON DR; 5484 CARLSON DR APT 11 APT 11; 5484 CARLSON DR APT 12 APT 12
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: $713,000 – $907,000 · 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)0.25 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).
- New home at 5208 Sutter Park Way (Issued)0.29 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)0.27 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).
- 5257 Sutter Park Way SFR (Entitled)0.28 mi W
In "Entitled" for 4.6 yr (since Apr 21, 2022), 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: Aaa Electrical Solutions (3 on parcel, 3 in ½ mi · Remodel / interior alteration); Watson Companies (1 on parcel, 1 in ½ mi · Roof replacement); Jeffs (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Tim Lewis Communities (94 in ½ mi · New single-family home); Wells Pools (21 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2514445 | Roof replacement | Finaled | Iss. Jul 9, 2025 | $22,620 | E-Permit: Tear Off - Yes, Resheet - Yes, 2 layer(s), 26 squares of Composite Class A. CRRC: 0676-0098 |
| COM-2509990 | Electrical / panel | Finaled | Iss. Jun 25, 2025 | $10,000 | EPC - Like for Like 400 amp meter main change out. exterior 13 meters , reuse existing overhead riser., |
| COM-2407384 | Remodel / interior alteration | Finaled | Iss. Apr 16, 2024 | $25,000 | EPC - like for like Interior electrical panel 100 amp single phase replacement of existing. replacing Zinsco with a mode… |
| COM-2407025 | Remodel / interior alteration | Void | App. Apr 3, 2024 | — | Replace 100amp interior panels in 14 apartment units plus 1 house meter |
| COM-1918705 |