519 T St
Sacramento 95811 · Southside Park · City of Sacramento · Coordinates: 38.57120, -121.50409
Executive Verdict · Public-Records Synthesis
Zoned R-4-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $616,000 ($542,000–$690,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-4-SPD allows residential use qualifying for ministerial ADU review under state law (12 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 6 documented municipal building permits on file
On-parcel permit history is indexed through May 11, 2026, 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 Southside Park
33 substantial renovation & housing permits over 24 months (47.4 per 1,000 parcels vs. 30.4 citywide baseline) (#18 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Southside 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: R St Apartments (0.18 mi NW, 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 (~$7,472/yr at $616,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$623/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:
- 12,885 sq ft (0.30 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03005
- Addresses on lot:
- 519 T ST; 519 T ST # 101 # 101; 519 T ST # 102 # 102
Zoning & Land Use
R-4-SPD — 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-4 (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-4 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-4 (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: $542,000 – $690,000 · Status: Off market
HUD Small Area FMR (ZIP 95811) · FY 2026
Studio $1,840 · 1BR $1,930 · 2BR $2,380 · 3BR $3,170 · 4BR $3,650
Developments Deserving Closer Investigation & Active Area Builders
- R St Apartments (Fee estimate)0.18 mi NW
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).
- 905 S Street Apartments (Entitled)0.3 mi E
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).
- Accessory dwelling unit at 2018 6th St (In review)420 ft S
In "In review" for 8 mo (since Mar 27, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Plan Check Target" in snapshot Nov 1, 2026.
- Ironsides Apartments (Fee estimate)0.37 mi E
In "Fee estimate" for 4.3 yr (since Jul 27, 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 (23 housing units, $9,000,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Precision General Commercial Contractors (2 on parcel, 2 in ½ mi · Commercial tenant improvement); Ew Carroll And Sons (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Emc Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Icon General Contractors (47 in ½ mi · Commercial tenant improvement); J Sutter Builders (18 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2609283 | Plumbing / water heater / sewer | Issued | Iss. May 11, 2026 | $46,582 | Water Heater Permit: Removal of 2 old 120Gal Gas water heaters and installation of 6 tankless in properly strapped casc… |
| COM-1715920 | Plumbing / water heater / sewer | Expired Permit | Iss. Aug 31, 2017 | $6,000 | Water Heater C/O ( Units 103,104,106): Change-out installation of Electric - 030 gallon to Electric ( 3 total WH replac… |
| COM-1715918 | Plumbing / water heater / sewer | Withdrawn | App. Aug 31, 2017 | $6,000 | Water Heater C/O ( Units 103,104,106): Change-out installation of Electric - 030 gallon to Electric ( 3 total WH replac… |
| COM-1706331 | Plan revision / deferred submittal | Complete | App. Apr 20, 2017 | — | Revision to Com-1504093 revised details for stairs 1 and 3. (515 T Street address no longer available in accela). |