5820 Newman Ct
Sacramento 95819 · Csus · City of Sacramento · Coordinates: 38.56546, -121.43066
Executive Verdict · Public-Records Synthesis
Zoned R-3A in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $795,000 ($700,000–$890,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3A allows residential use qualifying for ministerial ADU review under state law (5 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 6 documented municipal building permits on file
On-parcel permit history is indexed through May 9, 2024, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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: Theory Student Housing Project (320 ft NE, fee estimate). 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 (~$9,513/yr at $795,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$793/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:
- 18,800 sq ft (0.43 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03043
- Addresses on lot:
- 5820 NEWMAN CT; 5820 NEWMAN CT APT 10 APT 10; 5820 NEWMAN CT APT 11 APT 11
Zoning & Land Use
R-3A — Multi-Unit Dwelling Zone (R)
2040 General Plan: Residential Mixed Use (FAR up to 4)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-3A (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-3A (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-3A (multifamily residential), not a single-family residential 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)
Range: $700,000 – $890,000 · 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
- Theory Student Housing Project (Fee estimate)320 ft NE
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).
- 5617 Elvas Avenue Mixed Use (Entitled)0.34 mi NW
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).
- Accessory dwelling unit at 1099 55th St (Approved)0.33 mi SW
In "Approved" for 2.3 yr (since Aug 2, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). issued_date changed to "2026-09-29" in snapshot Nov 1, 2026.
- 910 56th St ADU/Garage (Entitled)0.21 mi W
In "Entitled" for 5.6 yr (since Apr 13, 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: A 1 Electrical (2 on parcel, 2 in ½ mi · Electrical / panel); D 7 Roofing Services (1 on parcel, 1 in ½ mi · Roof replacement); Pisor Fence Division (1 on parcel, 1 in ½ mi · Other); First Aid Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Premier Pools (17 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2410126 | Electrical / panel | Finaled | Iss. May 9, 2024 | $22,000 | Replace the units 1-17 and 19-24 interior 100A subpanels (like for like) INSIDE UNIT Carbon monoxide & Smoke alarms requ… |
| COM-2300581 | Plumbing / water heater / sewer | Finaled | Iss. Jan 12, 2023 | $5,000 | HSG CASE #22-046391 - MINOR PLUMBING REPAIRS. MINOR MECHANICAL REPAIRS. MINOR ELECTRICAL REPAIRS. QUAD FEES DO NOT APPLY… |
| COM-2226138 | Electrical / panel | Finaled | Iss. Dec 8, 2022 | $1,585 | REPALCE (1) EXISTING 100A SUBPANEL WITH (1) NEW 100A SUBPANEL FOR UNIT #18 (LIKE FOR LIKE; NO ADDED LOADS). ALL WORK SUB… |
| COM-2119410 | Plumbing / water heater / sewer | Finaled | Iss. Sep 10, 2021 | $2,000 | UNIT 14 - Minor plumbing repair. |
| COM-2114447 |