4525 U St
Sacramento 95817 · Elmhurst · City of Sacramento · Coordinates: 38.55609, -121.45219
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 $518,000 ($456,000–$580,000).
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 5,663 sq ft lot. Local precedent is active with 10 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Jul 21, 2023, 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 Elmhurst
37 substantial renovation & housing permits over 24 months (36.3 per 1,000 parcels vs. 30.4 citywide baseline) (#49 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Elmhurst)
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: Office Conversion (0.44 mi SW, issued). 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 (~$6,355/yr at $518,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$530/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:
- 5,663 sq ft (0.13 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 4525 U ST
Zoning & Land Use
R-1 — Single-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-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 5,663 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 06067C0190H, 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: $456,000 – $580,000 · Status: Off market
HUD Small Area FMR (ZIP 95817) · FY 2026
Studio $1,580 · 1BR $1,660 · 2BR $2,040 · 3BR $2,720 · 4BR $3,130
Developments Deserving Closer Investigation & Active Area Builders
- Office Conversion (Issued)0.44 mi SW
Active in "Issued" for 2.8 yr (first record Jan 25, 2024) with no new permit activity recorded in 22 mo. High-impact scale (38 housing units, $3,500,000 declared valuation across 6 permits).
- Accessory dwelling unit at 4850 U St (Issued)0.2 mi SE
Active in "Issued" for 2.8 yr (first record Feb 7, 2024) with no new permit activity recorded in 19 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
- Accessory dwelling unit at 3943 Colonial Way (Issued)0.49 mi W
Active in "Issued" for 2.1 yr (first record Oct 1, 2024) with no new permit activity recorded in 17 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
- Accessory dwelling unit at 4608 Folsom Blvd (In review)0.46 mi NE
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: Dry Creek Construction (1 on parcel, 1 in ½ mi · Roof replacement); Halls Window Center (9 in ½ mi · Remodel / interior alteration); Anchored Tiny Homes (7 in ½ mi · Accessory dwelling unit (new or conversion)); Premier Pools (7 in ½ mi · Pool / spa); Jaz Developments (6 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2313805 | Plumbing / water heater / sewer | Finaled | Iss. Jul 21, 2023 | $4,527 | Change-out installation of Gas - 050 gallon to Gas - Tankless, relocate to outside building, screened by the Building an… |
| RES-2013056 | Plan revision / deferred submittal | Complete | App. Jul 24, 2020 | — | EPC - REVISION TO RES-1921844: REVISED PLAN TO INCLUDE CODE MODIFICATIONS NEEDED FOR MISSING HEADERS AND OTHER ITEMS FOU… |
| RES-1921844 | Roof replacement | Finaled | Iss. Nov 8, 2019 | $160,000 | EXPEDITED - fire repair - new roof, new roof framing, new electric, new plumbing, new hvac, drywall, cabs, etc. Carbon … |