Sacramento 95819 · River Park · APN 005-0202-002-0000 · City of Sacramento
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).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 6,655 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
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jun 4, 2023).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$742,000
Benchmark range: $653,000 – $831,000
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)
Closest lead: 5617 Elvas Avenue Mixed Use (0.39 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)
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
Since November 2024 within ½ mile: 10 homes completed, 3 permitted, 2 proposed or in review.
15 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
505 permits within ½ mile since November 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with City of Sacramento's planning department before relying on it.
Sources: City of Sacramento CDD, Zoning (retrieved Nov 11, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of R-1 as single-family residential, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
In "Fee estimate" for 8.6 yr (since Mar 22, 2018), with no new permit record in 6.2 yr. · 210 units · $38,810,417 declared valuation
In "Entitled" for 5.6 yr (since Apr 9, 2021), with no new permit record in 5.6 yr. · 1 unit
In "Entitled" for 5.1 yr (since Sep 22, 2021), with no new permit record in 5.1 yr. · 2 units
In "Entitled" for 4.9 yr (since Dec 16, 2021), with no new permit record in 4.9 yr. · 2 units
In "Entitled" for 4.9 yr (since Dec 29, 2021), with no new permit record in 4.9 yr. · 1 unit
In "Entitled" for 3.8 yr (since Jan 24, 2023), with no new permit record in 3.8 yr. · 1 unit
Nearby general repair (5975 Newman Ct): Status changed from Plan Check Wait to Ready-to-Issue
Record COM-2617724 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (5975 Newman Ct): Project name changed from deck repairs to Deck Repairs
Record COM-2617724 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (411 Gunther Way): Status changed from Issued to Finaled
Record RES-2620411 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2619837 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (5336 Spilman Ave): Status changed from Issued to Finaled
Record RES-2615325 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (5700 Elvas Ave): Status changed from Issued to Finaled
Record SIG-2618997 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (723 56th St): Status changed from Plan Check Target to Plan Check Wait
Record COM-2602195 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (64 Sandburg Dr): Description text was updated
Record RES-2526868 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (5605 Seward Ct): First appeared in published agency feed
Record RES-2622329 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (380 Gunther Way): Status changed from Issued to Finaled
Record RES-2620867 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (5330 Caleb Ave): First appeared in published agency feed
Record RES-2622365 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (5380 Monalee Ave): First appeared in published agency feed
Record RES-2623301 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (5500 Aileen Way): Status changed from Issued to Finaled
Record RES-2525616 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (5835 Spilman Ave): Status changed from Issued to Expired Permit
Record RES-2522046 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (521 Sandburg Dr): First appeared in published agency feed
Record RES-2622929 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full City of Sacramento development graph →In "Entitled" for 3.4 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).
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).
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).
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).
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).
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).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,510 parcels
−4.4% YoY
City baseline: 30.4 / 1k
88 in trailing 24m
Includes 8 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Jcelectrical | Electrical / panel | 2 on parcel2 in ½ mi | $12,188 | 0 vs 0 prior |
| Sacramento Sewer And Drain | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $15,000 | 0 vs 0 prior |
| Jr Putman | Roof replacement | 1 on parcel1 in ½ mi | $12,544 | 0 |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 3,657 | 28d | 45d | 85d | 184d | 41d(vs 51d prior) |
| New duplex / half-plex | 115 | 82d | 184d | 416d | 575d | 144d(vs 361d prior) |
| New multifamily / condos / mixed-use | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
| Accessory dwelling unit (new or conversion) |
HUD Small Area Fair Market Rent · ZIP 95819
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($7,400/yr) + local voter-approved bond debt ($1,036/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$31,155/yr
Cash needed: $162,800
NOI: $13,747/yr
P&I: $3,742/mo
For $0/mo net cash flow
At $2,650/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $2,438/mo | −$2,901/mo | -21.4% | $6,487/mo | −$2,869/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,650/mo | −$2,596/mo | -19.1% | $6,004/mo | −$2,414/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,809/mo | −$2,421/mo | -17.8% | $5,865/mo | −$2,068/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties. In City of Sacramento: Sacramento Tenant Protection Program (City Code Ch. 5.156) — 5% + CPI (8.6% cap effective July 1, 2026) for covered pre-1995 multifamily units. Official program rules ↗
E-Permit: existing panel 200 Amps - Overhead service, New Install weather head/masthead work, whole house fan, adding 1 outlets (240V), adding 3 exhaust fans, adding 3 paddle fans, adding 15 recessed lighting fixtures, installation of 060 Amps replacement subpanel, rewiring 954 sq ft.
5866 Shepard Ave-interior remodel
EPC - Remodel existing 3rd room to utilize as laundry room and second bathroom. This will not remove any existing walls in the house except a non- load bearing small closet partition The current entrance to the room will remain from hallway and a second will be added through the largest bedroom (in what was closet area) to the new bathroom space. We will be adding a wall to separate and a doorway from the bedroom. The bathroom will have a small shower (34X48), toilet, and sink. The utilities in the home- including water and sewer & electric are being revamped under separate permits by licensed professionals. Plumbing is available under floor from stub-out and we will request wiring and plumbing from those individuals. Otherwise it is the finishing work on walls and flooring. We are not adding any additional gas to home- used for existing HVAC. The house is roughly 950 square feet. We are not adding any additional space and are not making exterior changes (window is already existing). Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).
E-Permit: Sewer Service replacement or repair, Trenchless 60 L.F. Water Service replacement or repair, 60 L.F. Drain Line replacement or repair, 50 L.F.
E-Permit: existing panel 100 Amps - Overhead service, new main panel 200 Amps, New Install weather head/masthead work.
No Duct Work Permitted. Change-out Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026 · Applied and issued dates come from the city's Applied and Issued permit datasets. The city publishes current status without a date, so status changes are dated by the window between our snapshots.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From City of Sacramento's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: City of Sacramento CDD, Zoning · Geography: zoning district polygon at parcel point · Source updated Nov 11, 2026 · Retrieved Nov 11, 2026
0.15 acres
Assessor's classification for assessment purposes. This is not zoning.
5866 SHEPARD AVE; 5868 SHEPARD AVE
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 8, 2026 · Retrieved Nov 8, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 005-0202-002-0000. Shows direct levies and special assessments.
Search the city's permit system by address or record number
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| Kitchen Mart Recent nearby: 5606 Shepard Ave (Jan 6, 2025) | Remodel / interior alteration | 15 in ½ mi | $664,271 | 62 vs 72 prior−14% |
| Premier Pools Recent nearby: 5908 Camellia Ave (Dec 21, 2021) | Pool / spa | 8 in ½ mi | $432,464 | 0 vs 0 prior |
| Andrew Turner Construction Merged: ANDREW TURNER CONSTRUCTION COMPANY · ANDREW TURNER CONSTRUCTION INC Recent nearby: 5342 State Ave (Jan 27, 2026) | Remodel / interior alteration | 7 in ½ mi | $1,083,513 | 9 vs 10 prior−10% |
| California Design Solutions Recent nearby: 5405 C St (Aug 16, 2024) | Remodel / interior alteration | 7 in ½ mi | $333,000 | 6 vs 5 prior |
| Dekreek Construction Recent nearby: 601 University Ave (Jun 25, 2024) | Commercial tenant improvement | 6 in ½ mi | $433,348 | 6 vs 9 prior−33% |
| California Dream Construction Recent nearby: 615 55th St (Jul 25, 2023) | Remodel / interior alteration | 6 in ½ mi | $125,245 | 4 vs 24 prior−83% |
| Wells Pools Recent nearby: 370 Messina Dr (Sep 25, 2025) | Pool / spa | 5 in ½ mi | $326,000 | 31 vs 26 prior+19% |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage) | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alterationOn this parcel | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Roof replacementOn this parcel | 19,072 | 0d | 0d | 0d | 2d | 0d |
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.