5650 Dorset Way
Sacramento 95822 · South Land Park · City of Sacramento · Coordinates: 38.52430, -121.52067
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 $570,000 ($502,000–$638,000).
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 13,068 sq ft lot. Local precedent is active with 2 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$38,229 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Mar 20, 2026).
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 17% 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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 5601 Dorset Way (360 ft N, 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 (~$6,948/yr at $570,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$579/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:
- 13,068 sq ft (0.30 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03064
- Addresses on lot:
- 5650 DORSET 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 13,068 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 17% of the lot); Zone X: reduced flood risk due to levee (about 83% 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: $502,000 – $638,000 · 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
- Accessory dwelling unit at 5601 Dorset Way (In review)360 ft N
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).
- 1070 Appollo Way ADU (Entitled)0.41 mi N
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 822 Skipper Cir (Issued)0.49 mi NW
Active in "Issued" for 4.8 yr (first record Jan 21, 2022) with no new permit activity recorded in 4.3 yr.
Entity-resolved builders & contractors in ½ mile: Premier Pools Sacramento (1 on parcel, 3 in ½ mi · Pool / spa); Lozano Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Todds Repair And Construction (1 on parcel, 1 in ½ mi · HVAC / heat pump); Brock Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Premier Pools (9 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2605098 | Pool / spa | Finaled | Iss. Mar 20, 2026 | $52,697 | EPC - EXPEDITED - pool remodel, new pool solar |
| RES-2425522 | HVAC / heat pump | Finaled | Iss. Nov 20, 2024 | $12,127 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-2410753 | Plumbing / water heater / sewer | Finaled | Iss. May 17, 2024 | $4,675 | Change-out installation of Gas - 040 gallon to Gas - Tankless, located inside building, screening not required. Carbon … |
| RES-2324658 | Roof replacement | Finaled | Iss. Nov 20, 2023 | $31,000 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 28 squares of 50yr Laminated Dimensional Composition. CRRC: 0676-014… |
| RES-1920281 |