5825 12th Ave
Sacramento 95820 · Tahoe Park · City of Sacramento · Coordinates: 38.54178, -121.43768
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 $435,000 ($383,000–$487,000).
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 6,098 sq ft lot. Local precedent is active with 5 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 18, 2021, 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 3757 Marjorie Way (0.38 mi E, entitled). 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 (~$5,409/yr at $435,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$451/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:
- 6,098 sq ft (0.14 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 5825 12TH 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 6,098 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: $383,000 – $487,000 · 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 3757 Marjorie Way (Entitled)0.38 mi E
In "Entitled" for 2.5 yr (since Apr 26, 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 4123 54th St (Entitled)0.45 mi SW
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)0.29 mi W
Active in "Issued" for 16 mo (first record Jun 30, 2025) with no new permit activity recorded in 13 mo.
- New home at 2951 57th St (Issued)0.39 mi N
Active in "Issued" for 17 mo (first record Jun 12, 2025) with no new permit activity recorded in 16 mo.
Entity-resolved builders & contractors in ½ mile: Southgate Glass And Screen (1 on parcel, 4 in ½ mi · Remodel / interior alteration); All Sides Exteriors (1 on parcel, 1 in ½ mi · Windows / doors / siding); Pacific Heat And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); American Home Energy Savers (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Caldwell Construction (15 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-2113224 | Plumbing / water heater / sewer | Finaled | Iss. Jun 18, 2021 | $5,000 | Change-out installation of Gas - 040 gallon to Electric - 052 gallon, located inside building, screening not required. |
| RES-1905542 | HVAC / heat pump | Finaled | Iss. Apr 1, 2019 | $9,170 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |
| RES-1804036 | Windows / doors / siding | Finaled | Iss. Mar 5, 2018 | $12,500 | C/O existing lap siding and install ~10 sq of fiber cement at rear addition to match rest of house. Carbon monoxide & Sm… |
| RES-1609458 | Windows / doors / siding | Finaled | Iss. Jun 16, 2016 | $3,090 | c/o 4 windows like for like. no change to the openings. Carbon monoxide & Smoke alarms required. Reference CRC section… |