5277 M St
Sacramento 95819 · East Sacramento · City of Sacramento · Coordinates: 38.56307, -121.44012
Executive Verdict · Public-Records Synthesis
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 $1,062,000 ($935,000–$1,189,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 7,405 sq ft lot. Local precedent is active with 8 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$285,895 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jun 27, 2022).
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: 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
Accessory dwelling unit at 5271 M St: Active in "Issued" for 7 yr (first record Nov 20, 2019) with no new permit activity recorded in 5.9 yr.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: 53rd & Folsom (0.26 mi SW, in review). 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 (~$12,557/yr at $1,062,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$1,046/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:
- 7,405 sq ft (0.17 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 5271 M ST; 5277 M ST
Zoning & Land Use
R-1 — Single-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R-1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R-1, a single-family residential zone. The lot is 7,405 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
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 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: $935,000 – $1,189,000 · 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
- 53rd & Folsom (In review)0.26 mi SW
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).
- Accessory dwelling unit at 5271 M St (Issued)On this parcel
Active in "Issued" for 7 yr (first record Nov 20, 2019) with no new permit activity recorded in 5.9 yr.
- Addition (adds square footage) (RES-2109661) (Expired Permit)On this parcel
Issued after 12 mo (8.5× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
- Accessory dwelling unit at 4608 Folsom Blvd (In review)0.45 mi W
In "In review" for 4 mo (since Jul 6, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). contractor changed to "INTEGRITY CONSTRUCTION & SOLUTIONS INC" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Sungrade Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Premier Pools (22 in ½ mi · Pool / spa); Connected Technology (22 in ½ mi · Remodel / interior alteration); Dyer Construction (17 in ½ mi · Addition (adds square footage)); Az Custom Construction (13 in ½ mi · Demolition).
Permit & Project History on This Parcel (5 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2213526 | Solar / battery storage | Finaled | Iss. Jun 27, 2022 | $7,920 | 3.960kw Solar PV System, and 0gal Solar WH System (water heater installed null). All supply side connections, main break… |
| RES-2213431 | Electrical / panel | Withdrawn | Iss. Jun 24, 2022 | $7,920 | E-Permit: - Overhead service. |
| RES-2109661 | Addition (adds square footage) | Expired Permit | Iss. Apr 27, 2022 | $221,000 | EPC - 1068 sq ft addition and 39 sq ft porch, remodel kitchen , laundry room and bedroom, electrical and relocate and r… |
| RES-2016371 | Accessory dwelling unit (new or conversion) | Expired Permit | Iss. Dec 14, 2020 |