5501 11th Ave
Sacramento 95820 · Tahoe Park · City of Sacramento · Coordinates: 38.54236, -121.44105
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 $430,000 ($378,000–$482,000).
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 5,227 sq ft lot. Local precedent is active with 7 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 Sep 17, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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: Accessory dwelling unit at 4110 52nd St (0.45 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 (~$5,352/yr at $430,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$446/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:
- 5,227 sq ft (0.12 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 5501 11TH AVE
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 5,227 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: $378,000 – $482,000 · Status: Off market
HUD Small Area FMR (ZIP 95820) · FY 2026
Studio $1,530 · 1BR $1,610 · 2BR $1,980 · 3BR $2,640 · 4BR $3,040
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 4110 52nd St (Issued)0.45 mi SW
Active in "Issued" for 2.6 yr (first record Apr 23, 2024) with no new permit activity recorded in 2.3 yr. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
- Accessory dwelling unit at 4123 54th St (Entitled)0.41 mi S
In "Entitled" for 2.1 yr (since Oct 8, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Accessory dwelling unit at 5370 9th Ave (Issued)0.1 mi NW
Active in "Issued" for 16 mo (first record Jun 30, 2025) with no new permit activity recorded in 13 mo.
- Accessory dwelling unit at 5016 11th Ave (Issued)0.35 mi W
Active in "Issued" for 3.3 yr (first record Jul 24, 2023) with no new permit activity recorded in 20 mo.
Entity-resolved builders & contractors in ½ mile: Sierra Valley Mechanical (3 on parcel, 4 in ½ mi · HVAC / heat pump); Don Lewis (1 on parcel, 1 in ½ mi · Roof replacement); Lg General Contractors (13 in ½ mi · Addition (adds square footage)); Caldwell Construction (11 in ½ mi · Remodel / interior alteration); Solid Construction And Design (8 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2620081 | Remodel / interior alteration | Issued | Iss. Sep 17, 2026 | $1,500 | EV Charger Permit: Install a 40 amp circuit, breaker and outlet for a future EV charging station. EV charger is not in… |
| RES-2620047 | HVAC / heat pump | Issued | Iss. Sep 11, 2026 | $27,402 | HVAC/Electrical Permit: Replace 2.5 ton natural gas HVAC system with a 3 ton heat pump system. Replace a 100 amp main … |
| RES-2620045 | HVAC / heat pump | Void | App. Sep 10, 2026 | $27,402 | HVAC/Electrical Permit: Replace 2.5 ton natural gas HVAC system with a 3 ton heat pump system. Replace a 100 amp main … |
| RES-2000036 | Roof replacement | Finaled | Iss. Jan 2, 2020 | $9,750 | E-Permit: Tear Off - Yes, Resheet - No, 2 layer(s), 16 squares of 30yr Laminated Dimensional Composition. In-progress in… |