520 P St
Sacramento 95814 · Downtown · City of Sacramento · Coordinates: 38.57472, -121.50256
Executive Verdict · Public-Records Synthesis
Zoned R-5-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $546,000 ($480,000–$612,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-5-SPD allows residential use qualifying for ministerial ADU review under state law (4 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$13,860 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Aug 17, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Downtown
162 substantial renovation & housing permits over 24 months (114.0 per 1,000 parcels vs. 30.4 citywide baseline) (#33 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Downtown)
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: R St Apartments (0.22 mi SW, 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 (~$6,674/yr at $546,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$556/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:
- 108,900 sq ft (2.50 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03269
- Addresses on lot:
- 1611 5TH ST; 1611 5TH ST # 10 # 10; 1611 5TH ST # 11 # 11
Zoning & Land Use
R-5-SPD — High-Rise Residential Zone (R)
2040 General Plan: Residential Mixed Use (FAR up to 15)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-5 (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-5 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-5 (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 06067C0160J, effective June 16, 2015
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $480,000 – $612,000 · Status: Off market
HUD Small Area FMR (ZIP 95814) · FY 2026
Studio $1,640 · 1BR $1,720 · 2BR $2,120 · 3BR $2,820 · 4BR $3,250
Developments Deserving Closer Investigation & Active Area Builders
- R St Apartments (Fee estimate)0.22 mi SW
In "Fee estimate" for 3.9 yr (since Jan 3, 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 (300 housing units, $85,000,000 declared valuation across 1 permit).
- Kind Project (Entitled)0.28 mi SE
In "Entitled" for 4.9 yr (since Dec 15, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (72 housing units across 0 permits).
- 27 Story Residential Mixed Use (Fee estimate)0.34 mi NW
In "Fee estimate" for 5.3 yr (since Aug 11, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (231 housing units, $112,000,000 declared valuation across 3 permits).
- 905 S Street Apartments (Entitled)0.34 mi SE
In "Entitled" for 3.9 yr (since Dec 8, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (227 housing units, $65,000,000 declared valuation across 4 permits).
Entity-resolved builders & contractors in ½ mile: Timco Construction (5 on parcel, 5 in ½ mi · General repair); Solarado Roofing And Solar (1 on parcel, 1 in ½ mi · Roof replacement); Arp Electric And Lighting A Partnership (1 on parcel, 1 in ½ mi · Electrical / panel); Icon General Contractors (157 in ½ mi · Commercial tenant improvement); Browning Construction (49 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2617910 | Electrical / panel | Finaled | Iss. Aug 17, 2026 | $5,200 | LIKE FOR LIKE REPLACEMENT OF 125A SUBPANEL FOR BUILDING NOT A UNIT. CARBON MONOXIDE & SMOKE ALARMS ARE REQUIRED. REFEREN… |
| COM-2423288 | Roof replacement | Finaled | Iss. Oct 23, 2024 | $65,000 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 90 squares of TPO Single Ply. CRRC: 0738-0002 |
| COM-2123986 | Remodel / interior alteration | Finaled | Iss. Mar 3, 2022 | $30,000 | EPC - REPAIR EXISTING WALK(DECK). REPLACE EXISTING GUARD RAILING WALL WITH WROUGHT IRON RAILING. NO CHANGE TO THE FOOTPR… |
| COM-2008965 | Other | Finaled | Iss. Jul 31, 2020 | $15,000 | EPC - REPLACE THE EXISTING W.I. FENCE WITH NEW CMU / W.I FENC. |
| COM-1618062 |