2638 5th St
Sacramento 95818 · Upper Land Park · City of Sacramento · Coordinates: 38.56307, -121.50927
Executive Verdict · Public-Records Synthesis
Zoned C-1-PUD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $937,000 ($825,000–$1,049,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$176,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (15 total permits, latest Jan 9, 2025).
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-2406144): Issued after 3 mo (4.1× 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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: 29SC Maven V Apartments (270 ft E, 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 (~$11,132/yr at $937,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$928/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:
- 29,415 sq ft (0.68 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03005
- Addresses on lot:
- 2638 5TH ST; 2638 5TH ST # 101 # 101; 2638 5TH ST # 102 # 102
Zoning & Land Use
C-1-PUD — Limited Commercial Zone (C)
2040 General Plan: Neighborhood (FAR up to 5)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-1 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-1 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-1 (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 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: $825,000 – $1,049,000 · 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)270 ft E
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)0.15 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).
- Market Club at the Mill (Finaled / completed)On this parcel
High-impact scale (21 housing units, $2,100,000 declared valuation across 7 permits).
- Sign (SIG-2406144) (Finaled)On this parcel
Issued after 3 mo (4.1× 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: Colorado Structures (10 on parcel, 12 in ½ mi · Plan revision / deferred submittal); Motivational (1 on parcel, 1 in ½ mi · Sign); Galvanco Builders (1 on parcel, 1 in ½ mi · Sign); Sierra Fire Alarm (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Bardis Homes (238 in ½ mi · New single-family home).
Permit & Project History on This Parcel (15 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2500508 | Plan revision / deferred submittal | Complete | App. Jan 9, 2025 | — | EPC - REVISION TO COM-2413564: Revised plans for exhaust to exit building through roof in lieu of walls. |
| COM-2413564 | Commercial tenant improvement | Finaled | Iss. Sep 16, 2024 | $135,000 | EPC - Interior tenant improvements to a shell space. Construction of interior non-load-bearing partitions for new layou… |
| SIG-2406144 | Sign | Finaled | Iss. Jun 7, 2024 | $5,500 | INSTALL (1) BLADE SIGN TO EXTERIOR OF THE BUILDING |
| SIG-2401530 | Sign | Expired Application | App. Jan 22, 2024 |