5420 Pleasant Dr
Sacramento 95822 · South Land Park · City of Sacramento · Coordinates: 38.52695, -121.50995
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 $532,000 ($468,000–$596,000).
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 8,712 sq ft lot. Local precedent is active with 3 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$16,500 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Oct 24, 2023).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in South Land Park
226 substantial renovation & housing permits over 24 months (42.3 per 1,000 parcels vs. 30.4 citywide baseline) (#28 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (South Land Park)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
about 91% 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: New home at 5840 Wymore Way (0.44 mi S, 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 (~$6,515/yr at $532,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$543/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:
- 8,712 sq ft (0.20 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03018
- Addresses on lot:
- 5420 PLEASANT DR
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 8,712 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 (about 91% of the lot); Zone X: reduced flood risk due to levee (about 9% 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: $468,000 – $596,000 · 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 5840 Wymore Way (Issued)0.44 mi S
Active in "Issued" for 20 mo (first record Mar 17, 2025) with no new permit activity recorded in 14 mo. High-impact scale (1 housing unit, $1,170,000 declared valuation across 2 permits).
- 4901 S Land Park Dr ADU (Entitled)0.22 mi N
In "Entitled" for 4.9 yr (since Dec 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 5430 Gilgunn Way (Entitled)0.29 mi E
In "Entitled" for 2.4 yr (since Jun 14, 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 4723 Crestwood Way (In review)0.37 mi NE
In "In review" for 8 mo (since Mar 19, 2026), 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: Southgate Glass And Screen (1 on parcel, 5 in ½ mi · Remodel / interior alteration); Huft Heating And Air Conditioning (2 on parcel, 3 in ½ mi · HVAC / heat pump); Charis Pools And Landscape (1 on parcel, 1 in ½ mi · Pool / spa); Premier Pools (15 in ½ mi · Pool / spa); Connected Technology (14 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2322699 | HVAC / heat pump | Finaled | Iss. Oct 24, 2023 | $8,531 | Change-out Furnace Only (Split System) to Furnace Only (Split System). The existing unit shall be removed. The new unit … |
| RES-2205624 | Windows / doors / siding | Finaled | Iss. Mar 15, 2022 | $35,001 | C/O (5) WOOD WINDOWS FOR (5) WINDOWS LIKE FOR LIKE, USING BLOCK FRAME SLOPE SILL METHOD OF INSTALLATION TRIM AND SILLS S… |
| RES-2013388 | HVAC / heat pump | Finaled | Iss. Jul 30, 2020 | $10,095 | No Duct Work Permitted. Change-out Condenser/Coil Only (Split System) to Condenser/Coil Only (Split System). The existin… |
| SUB-1703742 | Plan revision / deferred submittal | Submittal Incomplete | App. Mar 13, 2017 | $300 | EPC Submittal - Addition to Residential Building - Electrical service change out from overhead to underground. Panel wi… |