5920 Brandon Way
Sacramento 95820 · Tahoe Park South · City of Sacramento · Coordinates: 38.53722, -121.43661
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 6,098 sq ft lot. Local precedent is active with 13 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$4,800 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Dec 19, 2018).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Tahoe Park South
30 substantial renovation & housing permits over 24 months (36.2 per 1,000 parcels vs. 30.4 citywide baseline) (#73 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Tahoe Park South)
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: 4360 63rd Street / New Building Club House (0.29 mi SE, 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 (~$5,352/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:
- 6,098 sq ft (0.14 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03016
- Addresses on lot:
- 5920 BRANDON WAY
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 06067C0195H, 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
- 4360 63rd Street / New Building Club House (Entitled)0.29 mi SE
In "Entitled" for 3.3 yr (since Jul 20, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (30 housing units, $91,969 declared valuation across 7 permits).
- Accessory dwelling unit at 5736 19th Ave (Issued)0.25 mi SW
Active in "Issued" for 2.4 yr (first record Jun 7, 2024) with no new permit activity recorded in 12 mo. work_desc changed to "EPC - Shelf Ready ADU with commercial meter setup, 2 bed, 1 bath 747 sq ft 44 sq ft porch, 9 sq ft utility closet, and PV Solar. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt). “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.” revision RES-2623879 revised PV sheets PV-1.0 to PV-6.0 and spec sheets; see change letter." in snapshot Nov 1, 2026.
- Accessory dwelling unit at 4110 52nd St (Issued)0.5 mi W
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.
- Raymond - Garage Conversion/Addition (Issued)0.17 mi SW
Active in "Issued" for 9 yr (first record Nov 13, 2017) with no new permit activity recorded in 7 mo. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Solarcity (3 on parcel, 3 in ½ mi · Solar / battery storage); Mc Donald Plumbing Heating And Air Conditioning (1 on parcel, 1 in ½ mi · Roof replacement); Vdi (1 on parcel, 1 in ½ mi · Windows / doors / siding); Caldwell Construction (10 in ½ mi · Remodel / interior alteration); Home Depot USA (7 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-1824006 | Roof replacement | Finaled | Iss. Dec 19, 2018 | $11,190 | Change-out Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be placed in the same locati… |
| RES-1700055 | Windows / doors / siding | Expired Permit | Iss. Jan 3, 2017 | $7,950 | Window C/O : Replace 9 existing windows, from aluminum to vinyl, same sizes. Trim and sills to match existing, no divid… |
| RES-1614278 | Solar / battery storage | Finaled | Iss. Sep 8, 2016 | $9,193 | Install 4.16kw Roof Top Solar PV System w/ new load center. “Water conserving fixtures are required to be installed thro… |
| RES-1605538 | Plan revision / deferred submittal | Complete | App. Apr 12, 2016 | — | Solar PV System downsized to 2.6Kw |
| RES-1604867 |