2703 5th St
Sacramento 95818 · Upper Land Park · City of Sacramento · Coordinates: 38.56070, -121.50827
Executive Verdict · Public-Records Synthesis
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $772,000 ($679,000–$865,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$10,748 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Oct 22, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Upper Land Park
68 substantial renovation & housing permits over 24 months (42.8 per 1,000 parcels vs. 30.4 citywide baseline) (#27 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Upper Land Park)
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
Sign (SIG-2219483): Pending in review for 4.2 yr (80.2× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: 29SC Maven V Apartments (0.17 mi N, 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 (~$9,251/yr at $772,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$771/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:
- 82,764 sq ft (1.90 ac)
- Assessor use:
- Industrial · Multi-tenant · Storage
- Tax rate area:
- 03005
- Addresses on lot:
- 2703 5TH ST; 2703 5TH ST STE 1 STE 1; 2703 5TH ST STE 5 STE 5
Zoning & Land Use
C-2 — General Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 5)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-2 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-2 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-2 (commercial), 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 06067C0170H, 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: $679,000 – $865,000 · Status: Off market
HUD Small Area FMR (ZIP 95818) · FY 2026
Studio $1,950 · 1BR $2,050 · 2BR $2,520 · 3BR $3,350 · 4BR $3,870
Developments Deserving Closer Investigation & Active Area Builders
- 29SC Maven V Apartments (Entitled)0.17 mi N
In "Entitled" for 4.5 yr (since May 19, 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 (252 housing units across 0 permits).
- Mixed Use Apartment Complex (Entitled)0.31 mi N
In "Entitled" for 4.6 yr (since Apr 19, 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 (49 housing units, $9,892,500 declared valuation across 2 permits).
- Accessory dwelling unit at 870 Swanston Dr (Applied)0.43 mi S
In "Applied" for 9 mo (since Feb 27, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). contractor changed to "JASON ANDERSON CONSTRUCTION INC" in snapshot Nov 1, 2026.
- Sign (SIG-2219483) (Denied)On this parcel
Pending in review for 4.2 yr (80.2× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
Entity-resolved builders & contractors in ½ mile: Pacific Ridge Builders (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Bigham Taylor Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Raymond Handling Solutions (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Acco Engineered (1 on parcel, 1 in ½ mi · HVAC / heat pump); Air Service And Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2623645 | Commercial tenant improvement | Plan Check Target | App. Oct 22, 2026 | $32,646 | Installation of warehouse rack shelving |
| COM-2617345 | HVAC / heat pump | Issued | Iss. Sep 14, 2026 | $31,000 | EPC - Replace (2) package units like for like |
| COM-2619334 | Plumbing / water heater / sewer | Issued | Iss. Sep 8, 2026 | $2,615 | Water Heater Permit: Change out of a 40 gallon electric water heater like for like, located inside. Water conserving f… |
| COM-2609708 | Commercial tenant improvement | Finaled | Iss. Jul 9, 2026 | $152,594 | EPC - INTERIOR IMPROVEMENT INCLUDING NEW SECURE AREAS IN THE WAREHOUSE AND NEW ROOMS TO THE EXISTING ONE-STORY BUILDING. |
| COM-2407511 | Remodel / interior alteration |