Parcel Context · Public-Records Property BriefAPN 005-0201-014-0000

5903 Shepard Ave

Sacramento 95819 · River Park · City of Sacramento · Coordinates: 38.57149, -121.42560

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 $742,000 ($653,000–$831,000).

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 7,290 sq ft lot. Local precedent is active with 3 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Sep 19, 2023, 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 (0.44 mi W, 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 (~$8,909/yr at $742,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$742/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:: 7,290 sq ft (0.17 ac)
Assessor use:: Residential · Single Family · Subdivision
Tax rate area:: 03008
Addresses on lot:: 5903 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 7,290 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)

Estimated Price (ZIP ZHVI + Neighborhood ACS + Permit Model):$742,000

Range: $653,000 – $831,000 · 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)

12 active or recent development projects (11 housing units across completed, permitted, and pipeline stages) and 470 total building permits recorded within ½ mile.

New construction3 permits
Adds housing (ADU)10 permits (10 units)
Demolition3 permits
Additions & renovations71 permits
Building systems333 permits
Repairs17 permits
Other33 permits

Developments Deserving Closer Investigation & Active Area Builders

5617 Elvas Avenue Mixed Use (Entitled)0.44 mi W
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).
Theory Student Housing Project (Fee estimate)0.44 mi SW
In "Fee estimate" for 8.6 yr (since Mar 22, 2018), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (210 housing units, $38,810,417 declared valuation across 4 permits).
5900 Shepard Avenue ADU (Entitled)160 ft W
In "Entitled" for 5.6 yr (since Apr 9, 2021), 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)0.18 mi N
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: Northwest Exteriors (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Syntrol Plumbing Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Jackson Properties (19 in ½ mi · Commercial tenant improvement); Dekreek Construction (17 in ½ mi · Commercial tenant improvement); Kitchen Mart (13 in ½ mi · Remodel / interior alteration).

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

Record #	Category	Status	Applied / Issued	Valuation	Description
RES-2319907	Roof replacement	Finaled	Iss. Sep 19, 2023	$30,000	E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 30 squares of TPO Single Ply. CRRC: 0676-0001
RES-2225303	Electrical / panel	Finaled	Iss. Nov 29, 2022	$2,501	E-Permit: existing panel 100 Amps - Overhead service, new main panel 200 Amps, Replacement weather head/masthead work, m…
RES-2104086	Windows / doors / siding	Finaled	Iss. Feb 25, 2021	$13,000	Change out 17 windows and 1 patio door like for like retrofit the egress windows will meet code requirements enforced at…
RES-1720914	HVAC / heat pump	Finaled	Iss. Nov 9, 2017	$11,500	Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo…
RES-1619516	Roof replacement	Finaled	Iss. Dec 5, 2016	$5,200	REROOF: Repairing / Replacing 500 square feet of roofing material, utilizing the 4 Ply -HOT MOP method and material.Car…

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 $742,000 ($653,000–$831,000).

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 7,290 sq ft lot. Local precedent is active with 3 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Sep 19, 2023, 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 (0.44 mi W, 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 (~$8,909/yr at $742,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$742/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-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 7,290 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)

Estimated Price (ZIP ZHVI + Neighborhood ACS + Permit Model):$742,000

Range: $653,000 – $831,000 · 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)

12 active or recent development projects (11 housing units across completed, permitted, and pipeline stages) and 470 total building permits recorded within ½ mile.

New construction3 permits

Adds housing (ADU)10 permits (10 units)

Demolition3 permits

Additions & renovations71 permits

Building systems333 permits

Repairs17 permits

Other33 permits

Developments Deserving Closer Investigation & Active Area Builders

5617 Elvas Avenue Mixed Use (Entitled)0.44 mi W

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).

Theory Student Housing Project (Fee estimate)0.44 mi SW

In "Fee estimate" for 8.6 yr (since Mar 22, 2018), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (210 housing units, $38,810,417 declared valuation across 4 permits).

5900 Shepard Avenue ADU (Entitled)160 ft W

In "Entitled" for 5.6 yr (since Apr 9, 2021), 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)0.18 mi N

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 #