522 Lovella Way
Sacramento 95819 · River Park · City of Sacramento · Coordinates: 38.57200, -121.43187
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 $861,000 ($758,000–$964,000).
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 6,380 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 (+$126,963 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Jun 26, 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)
- ! Delayed or open permit activity on this parcel
Addition (adds square footage) (RES-2526638): Issued after 5 mo (3.4× the 42d median) — above the 75th percentile for addition (adds square footage) permits in City of Sacramento (median 42d, 75th pct 83d, n=1,948).
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 (0.17 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 (~$10,265/yr at $861,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$855/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:
- 6,380 sq ft (0.15 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03008
- Addresses on lot:
- 522 LOVELLA WAY
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 6,380 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: $758,000 – $964,000 · 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)0.17 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)0.3 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).
- Addition (adds square footage) (RES-2526638) (Issued)On this parcel
Issued after 5 mo (3.4× the 42d median) — above the 75th percentile for addition (adds square footage) permits in City of Sacramento (median 42d, 75th pct 83d, n=1,948).
- 5257 Sutter Park Way SFR (Entitled)0.29 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: Super Brothers Plumbing Heating And Air (2 on parcel, 3 in ½ mi · Plumbing / water heater / sewer); H And H Builds (1 on parcel, 2 in ½ mi · Addition (adds square footage)); Big Pine Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Express Sewer And Drain (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Zumwalt And Associates (1 on parcel, 1 in ½ mi · Roof replacement).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2613530 | Electrical / panel | Issued | Iss. Jun 26, 2026 | $14,500 | E-Permit: existing panel 125 Amps - Overhead service, new main panel 200 Amps, New Install weather head/masthead work. |
| RES-2526638 | Addition (adds square footage) | Issued | Iss. May 8, 2026 | $169,285 | EPC - 930SF 2-story addition to house1st floor 410 sq ft , 2nd floor 520 sq ft with 200 SF of covered patio. Convert 3… |
| RES-2500670 | Plumbing / water heater / sewer | Finaled | Iss. Jan 10, 2025 | $3,800 | Change-out installation of Gas - 050 gallon to Electric - 052 gallon, located inside building, screening not required. |
| RES-2500656 | Roof replacement | Finaled | Iss. Jan 10, 2025 | $17,644 | No Duct Work Permitted. Change-out Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be p… |