5248 T St
Sacramento 95819 · Elmhurst · City of Sacramento · Coordinates: 38.55410, -121.44336
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 $864,000 ($760,000–$968,000).
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 15 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$152,468 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest May 20, 2019).
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)
- ! Delayed or open permit activity on this parcel
New home at 5248 T St: In "Fee estimate" for 9.2 yr (since Aug 21, 2017), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: 53rd & Folsom (0.39 mi N, 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 (~$10,300/yr at $864,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$858/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:
- 5248 T 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 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: $760,000 – $968,000 · 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
- New home at 5248 T St (Fee estimate)On this parcel
In "Fee estimate" for 9.2 yr (since Aug 21, 2017), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 53rd & Folsom (In review)0.39 mi N
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).
- New single-family home (RES-1715142) (Estimate)On this parcel
Pending in review for 9.2 yr (74.9× the 45d median) — slower than 90% of new single-family home permits in City of Sacramento (median 45d, 90th pct 184d, n=3,657).
- Addition (adds square footage) (RES-1715140) (Estimate)On this parcel
Pending in review for 9.2 yr (80.3× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
Entity-resolved builders & contractors in ½ mile: Monley Cronin (2 on parcel, 2 in ½ mi · Demolition); Mdr (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Reynen And Bardis Homes (47 in ½ mi · New single-family home); Connected Technology (8 in ½ mi · Remodel / interior alteration); Sierra National Construction (7 in ½ mi · Demolition).
Permit & Project History on This Parcel (7 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-1904304 | New garage / accessory structure | Finaled | Iss. May 20, 2019 | $15,774 | SHARED PLANS WITH (RES-1904259) - Build a detached 330sf garage to replace existing garage. (Demo permit issued RES… |
| RES-1904259 | Addition (adds square footage) | Finaled | Iss. May 20, 2019 | $282,349 | SHARED PLANS WITH RES-1904304 - Construct 912sf 1st level addition w/ 72sf raised wood deck / patio cover, and (new) 561… |
| RES-1905163 | Electrical / panel | Expired Permit | Iss. Mar 25, 2019 | $1,500 | Temp power 100amp for construction |
| RES-1904894 | Demolition | Finaled | Iss. Mar 20, 2019 |