5451 Pleasant Dr
Sacramento 95822 · South Land Park · City of Sacramento · Coordinates: 38.52652, -121.51075
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 $631,000 ($555,000–$707,000).
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 14,375 sq ft lot. Local precedent is active with 1 ADU permit within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$19,932 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Nov 14, 2024).
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: 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)
- ! Delayed or open permit activity on this parcel
Repair tied to a housing/code case (COM-2019340): Issued after 7 mo (21.6× the 10d median) — slower than 90% of repair tied to a housing/code case permits in City of Sacramento (median 10d, 90th pct 164d, n=310).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New home at 5840 Wymore Way (0.41 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 (~$7,643/yr at $631,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$637/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:
- 14,375 sq ft (0.33 ac)
- Assessor use:
- Residential · Two Family · Duplex
- Tax rate area:
- 03018
- Addresses on lot:
- 5401 S LAND PARK DR; 5401 S LAND PARK DR APT A APT A; 5401 S LAND PARK DR APT B APT B
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 14,375 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: 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: $555,000 – $707,000 · 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
- Repair tied to a housing/code case (COM-2019340) (Finaled)On this parcel
Issued after 7 mo (21.6× the 10d median) — slower than 90% of repair tied to a housing/code case permits in City of Sacramento (median 10d, 90th pct 164d, n=310).
- New home at 5840 Wymore Way (Issued)0.41 mi S
Active in "Issued" for 20 mo (first record Mar 17, 2025) with no new permit activity recorded in 13 mo. High-impact scale (1 housing unit, $1,170,000 declared valuation across 2 permits).
- 4901 S Land Park Dr ADU (Entitled)0.25 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)0.32 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).
Entity-resolved builders & contractors in ½ mile: Valley Design And Construction (2 on parcel, 3 in ½ mi · Remodel / interior alteration); Larsen Home Design And Contruction (2 on parcel, 2 in ½ mi · Repair tied to a housing/code case); Clarke And Rush Mechanical (1 on parcel, 1 in ½ mi · HVAC / heat pump); American Cool Construction (1 on parcel, 1 in ½ mi · Roof replacement); Premier Pools (15 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2425078 | HVAC / heat pump | Finaled | Iss. Nov 14, 2024 | $12,870 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-2423248 | Roof replacement | Finaled | Iss. Oct 22, 2024 | $12,075 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 35 squares of Torch Down Roofing. In-progress inspection required if… |
| RES-2300438 | Remodel / interior alteration | Finaled | Iss. Jan 9, 2023 | $3,000 | EXPEDITED - EOTC- REMODEL - Kitchen remodel- replace kitchen sink & kitchen window Carbon monoxide & Smoke alarms requir… |
| RES-2224805 | Remodel / interior alteration | Finaled | Iss. Nov 21, 2022 | $40,000 | Kitchen Remodel: replace cabinets, counters, appliances. Remodel Hall Bathroom: replace valves, vanity, top, toilet, kee… |