Parcel Context · Public-Records Property BriefAPN 005-0182-010-0000

521 Messina Dr # B

Sacramento 95819 · River Park · City of Sacramento · Coordinates: 38.57178, -121.43156

Executive Verdict · Public-Records Synthesis

Zoned R-2 in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $891,000 ($784,000–$998,000).

Upsides & Opportunities

✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2 allows residential use qualifying for ministerial ADU review under state law (7 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Apr 25, 2018, 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)
! 6 slow or stalled nearby projects within ½ mile
Closest lead: 5617 Elvas Avenue Mixed Use (0.17 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 (~$10,607/yr at $891,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$884/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:: 5,900 sq ft (0.14 ac)
Assessor use:: Residential · Two Family · Duplex
Tax rate area:: 03008
Addresses on lot:: 521 MESSINA DR; 521 MESSINA DR # A # A; 521 MESSINA DR # B # B

Zoning & Land Use

R-2 — Duplex 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-2 (two-family residential): state law allows ADUs where homes are allowed.
SB 9: two homes on the lotCan't tell
Zoned R-2 (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Duplex Dwelling Zone.
SB 9: split into two lotsCan't tell
Zoned R-2 (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Duplex Dwelling 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)

Estimated Price (ZIP ZHVI + Neighborhood ACS + Permit Model):$891,000

Range: $784,000 – $998,000 · 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

ACS 2020–2024 Median Gross Rent (River Park):$2,003±$193

ACS 2020–2024 Median Gross Rent (ZIP 95819):$2,020±$101

Zillow Home Value Index (ZIP 95819, September 2026):$740,399

ACS 2020–2024 Median Home Value (River Park):$708,000±$39,600

ACS 2020–2024 Median Home Value (ZIP 95819):$759,000±$33,200

Nearby Activity (½ mile radius, since November 2024)

21 active or recent development projects (21 housing units across completed, permitted, and pipeline stages) and 682 total building permits recorded within ½ mile.

New construction5 permits (1 units)
Adds housing (ADU)15 permits (15 units)
Demolition4 permits
Additions & renovations114 permits
Building systems516 permits
Repairs13 permits
Other15 permits

Developments Deserving Closer Investigation & Active Area Builders

5617 Elvas Avenue Mixed Use (Entitled)0.17 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).
New home at 5208 Sutter Park Way (Issued)0.31 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).
5257 Sutter Park Way SFR (Entitled)0.31 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).
5803 Callister Ave ADU (Entitled)0.32 mi NE
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: Phillip Isaacs Construction (1 on parcel, 6 in ½ mi · Remodel / interior alteration); Lovotti (4 on parcel, 4 in ½ mi · Roof replacement); Tim Lewis Communities (94 in ½ mi · New single-family home); Wells Pools (21 in ½ mi · Pool / spa); Premier Pools (15 in ½ mi · Pool / spa).

Permit & Project History on This Parcel (5 permits, 0 grouped projects)

Record #	Category	Status	Applied / Issued	Valuation	Description
RES-1807653	Roof replacement	Finaled	Iss. Apr 25, 2018	$8,940	Change-out Roof Mount to Roof Mount. To final & replace expired permit # RES-1709905 . The existing unit shall be remove…
RES-1807650	Roof replacement	Finaled	Iss. Apr 25, 2018	$8,940	UNIT A Change-out Roof Mount to Roof Mount. To final & replace expired permit RES-1709900 The existing unit shall be rem…
RES-1709905	Roof replacement	Expired Permit	Iss. Jun 9, 2017	$4,800	Change-out Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be placed in the same locati…
RES-1709900	Roof replacement	Expired Permit	Iss. Jun 9, 2017	$4,800	Change-out Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be placed in the same locati…
RES-1702294	Windows / doors / siding	Finaled	Iss. Feb 16, 2017	$7,980	REPLACE 13 WINDOWS AND 1 PATIO SLIDER DOOR (LIKE FOR LIKE) Carbon monoxide & Smoke alarms required. Reference CRC sectio…

Executive Verdict · Public-Records Synthesis

Zoned R-2 in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $891,000 ($784,000–$998,000).

Upsides & Opportunities

✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2 allows residential use qualifying for ministerial ADU review under state law (7 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Apr 25, 2018, 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)
! 6 slow or stalled nearby projects within ½ mile
Closest lead: 5617 Elvas Avenue Mixed Use (0.17 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 (~$10,607/yr at $891,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$884/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector

State Housing Pathways Screen (ADU & SB 9)

ADU or junior ADULikely eligible

Zoned R-2 (two-family residential): state law allows ADUs where homes are allowed.

SB 9: two homes on the lotCan't tell

Zoned R-2 (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Duplex Dwelling Zone.

SB 9: split into two lotsCan't tell

Zoned R-2 (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Duplex Dwelling 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)

Estimated Price (ZIP ZHVI + Neighborhood ACS + Permit Model):$891,000

Range: $784,000 – $998,000 · 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

ACS 2020–2024 Median Gross Rent (River Park):$2,003±$193

ACS 2020–2024 Median Gross Rent (ZIP 95819):$2,020±$101

Zillow Home Value Index (ZIP 95819, September 2026):$740,399

ACS 2020–2024 Median Home Value (River Park):$708,000±$39,600

ACS 2020–2024 Median Home Value (ZIP 95819):$759,000±$33,200

Nearby Activity (½ mile radius, since November 2024)

21 active or recent development projects (21 housing units across completed, permitted, and pipeline stages) and 682 total building permits recorded within ½ mile.

New construction5 permits (1 units)

Adds housing (ADU)15 permits (15 units)

Demolition4 permits

Additions & renovations114 permits

Building systems516 permits

Repairs13 permits

Other15 permits

Developments Deserving Closer Investigation & Active Area Builders

5617 Elvas Avenue Mixed Use (Entitled)0.17 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).

New home at 5208 Sutter Park Way (Issued)0.31 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).

5257 Sutter Park Way SFR (Entitled)0.31 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).

5803 Callister Ave ADU (Entitled)0.32 mi NE

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).

Record #