5200 Riverside Blvd
Sacramento 95822 · Little Pocket · City of Sacramento · Coordinates: 38.53035, -121.51867
Executive Verdict · Public-Records Synthesis
Zoned R-3 in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $582,000 ($512,000–$652,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3 allows residential use qualifying for ministerial ADU review under state law (2 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$17,600 contributory est.)
Public building records show issued construction/renovation work on this parcel (13 total permits, latest Mar 25, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Little Pocket
23 substantial renovation & housing permits over 24 months (54.1 per 1,000 parcels vs. 30.4 citywide baseline) (#41 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Little Pocket)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: reduced flood risk due to levee)
all of the lot of the parcel intersects Zone X: reduced flood risk due to levee. 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: New home at 913 Piedmont Dr (0.39 mi W, 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 (~$7,085/yr at $582,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$590/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:
- 43,450 sq ft (1.00 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03064
- Addresses on lot:
- 1096 PIEDMONT DR; 5200 RIVERSIDE BLVD; 5200 RIVERSIDE BLVD # 1 # 1
Zoning & Land Use
R-3 — Multi-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-3 (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-3 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-3 (multifamily residential), not a single-family residential zone.
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: reduced flood risk due to levee (all of the lot) · FIRM panel 06067C0170H, 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: $512,000 – $652,000 · Status: Off market
HUD Small Area FMR (ZIP 95822) · FY 2026
Studio $1,620 · 1BR $1,700 · 2BR $2,090 · 3BR $2,780 · 4BR $3,210
Developments Deserving Closer Investigation & Active Area Builders
- New home at 913 Piedmont Dr (In review)0.39 mi W
In "In review" for 12 mo (since Nov 26, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). High-impact scale (1 housing unit, $850,000 declared valuation across 1 permit).
- 1070 Appollo Way ADU (Entitled)300 ft W
In "Entitled" for 5.3 yr (since Jul 20, 2021), 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 5601 Dorset Way (In review)0.36 mi S
In "In review" for 21 mo (since Feb 5, 2025), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
- Accessory Dwelling Unit (Entitled)0.37 mi W
In "Entitled" for 6.7 yr (since Feb 28, 2020), 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: Golden Aire (4 on parcel, 4 in ½ mi · Roof replacement); Rov Enterprises (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Logans Labor (2 on parcel, 2 in ½ mi · General repair); Dave Martin Construction (1 on parcel, 1 in ½ mi · Pool / spa); Nikolays Heating And Air Conditioning (1 on parcel, 1 in ½ mi · Roof replacement).
Permit & Project History on This Parcel (13 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2605935 | Plumbing / water heater / sewer | Issued | Iss. Mar 25, 2026 | $4,300 | Change-out installation of Gas - 075 gallon to Gas - 075 gallon, located outside building, within Existing Exterior Encl… |
| COM-2602805 | HVAC / heat pump | Issued | Iss. Feb 12, 2026 | $9,104 | HVAC changeout Rheem 2 ton split system like for like 14.3 SEER 11.7 EER. The existing unit shall be removed. The new un… |
| COM-2522854 | Electrical / panel | Finaled | Iss. Nov 24, 2025 | $1,000 | EPC - Existing multi-dwelling meter bank, Only Unit #3 has a broken 2 pole 70 amp main breaker holder. and is not repair… |
| RES-2417908 | Roof replacement | Finaled | Iss. Aug 12, 2024 | $9,050 | No Duct Work Permitted. Change-out Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be p… |