5717 Shepard Ave
Sacramento 95819 · River Park · City of Sacramento · Coordinates: 38.57474, -121.42775
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 7,080 sq ft lot. Local precedent is active with 6 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$36,040 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Oct 18, 2023).
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 (0.45 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 (~$9,296/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:
- 7,080 sq ft (0.16 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03008
- Addresses on lot:
- 5717 SHEPARD 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 7,080 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
Nearby Activity (½ mile radius, since November 2024)
15 active or recent development projects (15 housing units across completed, permitted, and pipeline stages) and 581 total building permits recorded within ½ mile.
- New construction3 permits
- Adds housing (ADU)13 permits (13 units)
- Demolition2 permits
- Additions & renovations91 permits
- Building systems447 permits
- Repairs15 permits
- Other10 permits
Developments Deserving Closer Investigation & Active Area Builders
- 5617 Elvas Avenue Mixed Use (Entitled)0.45 mi SW
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).
- 5540 Callister Ave. 2 ADU conversion (Entitled)420 ft N
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)470 ft 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).
- Accessory dwelling unit at 5422 Spilman Ave (Entitled)0.18 mi N
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: Connected Technology (1 on parcel, 6 in ½ mi · Remodel / interior alteration); Coastal Region Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Rads Home Improvement (1 on parcel, 1 in ½ mi · Remodel / interior alteration); ARS American Residential Services Of California (1 on parcel, 1 in ½ mi · HVAC / heat pump); Kitchen Mart (16 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2322246 | Roof replacement | Finaled | Iss. Oct 18, 2023 | $2,070 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 6 squares of 30yr Laminated Dimensional Composition. CRRC: 0676-0136 |
| RES-2321767 | Roof replacement | Finaled | Iss. Oct 11, 2023 | $19,000 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 28 squares of 30yr Laminated Dimensional Composition. CRRC: 0676-013… |
| RES-2203679 | Remodel / interior alteration | Finaled | Iss. Mar 11, 2022 | $76,700 | EPC - Bathroom addition/remodel. Change the closet area into a bathroom. Demo the existing upstairs bathroom and make it… |
| RES-2124941 | Remodel / interior alteration | Finaled | Iss. Dec 1, 2021 | $1,375 | Add new 60A circuit and run approx 50' 6 AWG wire in 3/4" EMT conduit with 10 AWG ground to new Tesla Wall Connector for… |
| RES-2114662 | Remodel / interior alteration | Expired Application | App. Jul 7, 2021 | $15,000 | EPC - Reconfiguration of existing 2nd story bath. Create new Master Bath. Area of work: 273 SQ FT. Carbon monoxide & Sm… |
| RES-1605945 | HVAC / heat pump | Finaled | Iss. Apr 19, 2016 | $11,630 | Change-out w/new ducts Split System to Split System. The existing unit shall be removed. The new unit shall be placed in… |