5012 V St
Sacramento 95817 · Elmhurst · City of Sacramento · Coordinates: 38.55338, -121.44649
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 $635,000 ($559,000–$711,000).
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 7,841 sq ft lot. Local precedent is active with 18 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Jun 5, 2024, 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: 53rd & Folsom (0.49 mi NE, 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 (~$7,689/yr at $635,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$641/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:
- 7,841 sq ft (0.18 ac)
- Assessor use:
- Residential · Two Family · Duplex
- Tax rate area:
- 03005
- Addresses on lot:
- 5012 V ST; 5014 V 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 7,841 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: $559,000 – $711,000 · 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
- 53rd & Folsom (In review)0.49 mi NE
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).
- Accessory dwelling unit at 4850 U St (Issued)0.16 mi NW
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 5317 V St (In review)0.19 mi E
In "In review" for 4 mo (since Jul 16, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). issued_date changed to "2026-10-02" in snapshot Nov 1, 2026.
- 1870 50th ST ADU (Entitled)0.18 mi N
In "Entitled" for 4.7 yr (since Mar 18, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Entity-resolved builders & contractors in ½ mile: The Tom Yancey (2 on parcel, 2 in ½ mi · Roof replacement); All Year (1 on parcel, 1 in ½ mi · Roof replacement); Metcalf Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Reynen And Bardis Homes (47 in ½ mi · New single-family home); Anchored Tiny Homes (9 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2412262 | Roof replacement | Finaled | Iss. Jun 5, 2024 | $3,040 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 8 squares of 50yr Laminated Dimensional Composition. In-progress ins… |
| RES-2412260 | Roof replacement | Finaled | Iss. Jun 5, 2024 | $23,000 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 28 squares of 50yr Laminated Dimensional Composition. In-progress in… |
| RES-2110982 | Roof replacement | Finaled | Iss. May 21, 2021 | $25,777 | New install/New location Roof Mount. A unit will be installed in a new location. This unit will be fully screened behind… |
| RES-2106993 | Electrical / panel | Finaled | Iss. Apr 5, 2021 | $1,650 | E-Permit: existing panel 100 Amps - Overhead service, new main panel 100 Amps, New Install weather head/masthead work, m… |