928 52nd St
Sacramento 95819 · East Sacramento · City of Sacramento · Coordinates: 38.56677, -121.44077
Executive Verdict · Public-Records Synthesis
Zoned R-3-R in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $931,000 ($819,000–$1,043,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3-R allows residential use qualifying for ministerial ADU review under state law (8 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Dec 17, 2025, 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 East Sacramento
522 substantial renovation & housing permits over 24 months (62.3 per 1,000 parcels vs. 30.4 citywide baseline) (#48 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (East Sacramento)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. 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 (0.45 mi NE, 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 (~$11,063/yr at $931,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$922/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:
- 1,655 sq ft (0.04 ac)
- Assessor use:
- Residential · Single Family · Half-Plex
- Tax rate area:
- 03005
- Addresses on lot:
- 928 52ND ST
Zoning & Land Use
R-3-R — Multi-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-3 (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-3 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-3 (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: minimal flood hazard (all of the lot) · FIRM panel 06067C0180J, 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: $819,000 – $1,043,000 · 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
- 5617 Elvas Avenue Mixed Use (Entitled)0.45 mi NE
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).
- 53rd & Folsom (In review)0.5 mi S
In "In review" for 3 yr (since Oct 31, 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 (60 housing units, $13,597,212 declared valuation across 2 permits).
- New home at 5208 Sutter Park Way (Issued)0.45 mi NE
Active in "Issued" for 4.5 yr (first record May 3, 2022) with no new permit activity recorded in 19 mo. High-impact scale (1 housing unit, $1,200,000 declared valuation across 2 permits).
- Accessory dwelling unit at 622 50th St (In review)0.26 mi N
In "In review" for 8 mo (since Mar 11, 2026), 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: Modern Edison (1 on parcel, 4 in ½ mi · Remodel / interior alteration); Honest And Fair Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Vm Heating And Cooling (1 on parcel, 1 in ½ mi · HVAC / heat pump); Tim Lewis Communities (95 in ½ mi · New single-family home); Wells Pools (26 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2526779 | Plumbing / water heater / sewer | Finaled | Iss. Dec 17, 2025 | $2,846 | Dedicated 50amp circuit in exterior consuit from main panel to oven. And, 30amp circuit in the same conduit for the wate… |
| RES-2525449 | HVAC / heat pump | Finaled | Iss. Dec 4, 2025 | $5,800 | Change-out installation of Gas - 040 gallon to Electric Heat Pump 65 gallons +, located inside building, screening not r… |
| RES-2415627 | HVAC / heat pump | Finaled | Iss. Jul 16, 2024 | $15,836 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |