5975 Newman Ct
Sacramento 95819 · Csus · City of Sacramento · Coordinates: 38.56717, -121.42976
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 $812,000 ($715,000–$909,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3A allows residential use qualifying for ministerial ADU review under state law (3 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 9 documented municipal building permits on file
On-parcel permit history is indexed through Aug 13, 2026, 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)
- ! Delayed or open permit activity on this parcel
General repair (COM-2617724): Pending in review for 3 mo (6.6× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Theory Student Housing Project (410 ft S, 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 (~$9,707/yr at $812,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$809/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:
- 46,609 sq ft (1.07 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03043
- Addresses on lot:
- 5820 H ST; 5822 H ST; 5824 H ST
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: $715,000 – $909,000 · 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)410 ft S
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)0.27 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).
- General repair (COM-2617724) (Ready-to-Issue)On this parcel
Pending in review for 3 mo (6.6× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
- Roof replacement (COM-1604366) (Finaled)On this parcel
Issued after 4 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
Entity-resolved builders & contractors in ½ mile: Good Life Construction (1 on parcel, 3 in ½ mi · Remodel / interior alteration); United Valley (3 on parcel, 3 in ½ mi · Plumbing / water heater / sewer); Advanced Roof Design (1 on parcel, 1 in ½ mi · Roof replacement); Geremia Swimming Pool Service (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Air Craft Heating And Air (1 on parcel, 1 in ½ mi · General repair).
Permit & Project History on This Parcel (9 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2617724 | General repair | Ready-to-Issue | App. Aug 13, 2026 | $12,500 | This existing apartment building decking at the 3rd Floor needs maintenance repair. The work to do be done is to rep… |
| COM-2605776 | General repair | Finaled | Iss. Mar 24, 2026 | $13,500 | Gas Permit: Reroute 3 gas lines 2 3 furnaces to gas meters. ALL WORK SUBJECT TO FIELD. |
| COM-2600626 | Remodel / interior alteration | Withdrawn | App. Jan 12, 2026 | $89,875 | MULTI-FAMILY HOUSING - EPC - REMOVE 3RD FLOOR EXTERIOR METAL WALKWAY, 2 EXTERIOR STAIRCASES, METAL WALKWAY SUPPORT BRAC… |
| COM-2425378 | HVAC / heat pump | Finaled | Iss. Nov 18, 2024 | $5,335 | Gas Permit: FOR UNIT 23-Replace existing gas line. Install approximately 40 feet of new 0.75" hard flex pipe on outside… |