2235 51st St
Sacramento 95817 · Elmhurst · City of Sacramento · Coordinates: 38.55278, -121.44551
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 $639,000 ($562,000–$716,000).
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 6,534 sq ft lot. Local precedent is active with 17 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$115,066 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Jun 12, 2024).
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
Addition (adds square footage) (RES-1812153): Issued after 19 mo (13.5× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 4850 U St (0.23 mi NW, 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 (~$7,735/yr at $639,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$645/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:
- 6,534 sq ft (0.15 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 2235 51ST 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 6,534 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: $562,000 – $716,000 · 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
- Accessory dwelling unit at 4850 U St (Issued)0.23 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.
- Addition (adds square footage) (RES-1812153) (Finaled)On this parcel
Issued after 19 mo (13.5× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
- Plan revision / deferred submittal (SUB-1822048) (Abandoned)On this parcel
Pending in review for 8 yr (71.2× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- Plan revision / deferred submittal (SUB-1811982) (Abandoned)On this parcel
Pending in review for 8.4 yr (74.8× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Entity-resolved builders & contractors in ½ mile: Geremia Pools (2 on parcel, 2 in ½ mi · Plan revision / deferred submittal); Ralph R Swope Construction (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Reynen And Bardis Homes (47 in ½ mi · New single-family home); Sierra National Construction (7 in ½ mi · Demolition); Diamond D Construction (7 in ½ mi · Demolition).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2412955 | Plan revision / deferred submittal | Complete | App. Jun 12, 2024 | — | EPC - Revision to RES-2410143 add auto cover to the plan and move pool 5' to the left |
| RES-2410143 | Pool / spa | Finaled | Iss. Jun 6, 2024 | $100,510 | EPC - New 400 Sf in-ground gunite pool w/ associated equipment, pool heater, and pool auto-cover See revision RES-241… |
| RES-1812153 | Addition (adds square footage) | Finaled | Iss. Jan 16, 2020 | $129,239 | EPC Submittal - Addition to Residential Building -Lift an existing single family home bungaloe to add a new first floor … |
| RES-1822061 | New garage / accessory structure | Finaled | Iss. Apr 29, 2019 | $50,000 | EPC Submittal - Construct new detached 264 sq ft accessory structure in the back of the property Includes a workshop, cr… |