5616 M St
Sacramento 95819 · East Sacramento · City of Sacramento · Coordinates: 38.56095, -121.43612
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 $912,000 ($803,000–$1,021,000).
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 7,088 sq ft lot. Local precedent is active with 18 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$138,725 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Jan 2, 2024).
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: 53rd & Folsom (0.34 mi W, 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 (~$10,847/yr at $912,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$904/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:
- 7,088 sq ft (0.16 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 5616 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 7,088 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: minimal flood hazard (all of the lot) · FIRM panel 06067C0195H, 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: $803,000 – $1,021,000 · 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)0.34 mi W
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).
- 1209 56th St ADU/ Attached Garage (Entitled)360 ft N
In "Entitled" for 5.1 yr (since Oct 11, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Accessory dwelling unit at 1150 55th St (Approved)0.14 mi NW
In "Approved" for 4.8 yr (since Jan 28, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Accessory dwelling unit at 1430 57th St (Applied)0.17 mi S
In "Applied" for 8 mo (since Mar 5, 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: Connected Technology (2 on parcel, 13 in ½ mi · Remodel / interior alteration); Premier Pools (1 on parcel, 11 in ½ mi · Pool / spa); Premier Pools Sacramento (1 on parcel, 9 in ½ mi · Pool / spa); Affordable Trenchless And Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Az Custom Construction (11 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2400040 | Plan revision / deferred submittal | Complete | App. Jan 2, 2024 | $2,325 | We incorrectly indicated on the site plan diagram, page E-03, a 60A breaker vs the correct 40A breaker. Please refer to … |
| RES-2323383 | Remodel / interior alteration | Finaled | Iss. Nov 3, 2023 | $2,325 | Add new 40 amp circuit and run approximately 75’ 6 AWG wire in ¾” EMT conduit with 10 AWG ground to new Tesla Wall Conn… |
| RES-2317871 | Pool / spa | Finaled | Iss. Aug 25, 2023 | $22,770 | PERMIT TO COMPLETE WORK ON EXPIRED PERMIT RES-2117014EXPEDITED - EOTC-Gunite Pool/Spa w/gas line for spa heater |
| RES-2317344 | Plumbing / water heater / sewer | Finaled | Iss. Aug 16, 2023 | $5,180 | E-Permit: Sewer Service replacement or repair, Trenchless 45 L.F. |
| RES-2117014 |