2509 51st Ave
Sacramento 95822 · Woodbine · City of Sacramento · Coordinates: 38.50602, -121.48023
Executive Verdict · Public-Records Synthesis
Zoned R-1-EA-2 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $439,000 ($386,000–$492,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1-EA-2 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 10,019 sq ft lot. Local precedent is active with 8 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Oct 10, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 6359 Hermosa St (0.33 mi N, 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 (~$5,455/yr at $439,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$455/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:
- 10,019 sq ft (0.23 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03175
- Addresses on lot:
- 2509 51ST AVE
Zoning & Land Use
R-1-EA-2 — 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 10,019 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 06067C0190H, 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: $386,000 – $492,000 · 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 6359 Hermosa St (Issued)0.33 mi N
Active in "Issued" for 17 mo (first record Jun 12, 2025) with no new permit activity recorded in 14 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
- Accessory dwelling unit at 2610 45th Ave (Issued)0.4 mi N
Active in "Issued" for 19 mo (first record Apr 22, 2025) with no new permit activity recorded in 15 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
- Micro Community Project - City Facility Project - 25th Street (In review)0.33 mi N
High-impact scale (27 housing units, $950,353 declared valuation across 1 permit). issued_date changed to "2026-10-15" in snapshot Nov 1, 2026.
- Accessory dwelling unit at 2641 51st Ave (Entitled)0.2 mi E
In "Entitled" for 2.1 yr (since Oct 8, 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: Aa California Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Aerotech Heating And Air Conditioning (1 on parcel, 1 in ½ mi · HVAC / heat pump); Naresh Chandra (6 in ½ mi · New single-family home); Intera Homes (6 in ½ mi · New garage / accessory structure); Genesis Quality Construction (4 in ½ mi · New single-family home).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2622716 | Plumbing / water heater / sewer | Issued | Iss. Oct 10, 2026 | $1,340 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |
| RES-2617320 | Roof replacement | Issued | Iss. Aug 10, 2026 | $15,540 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 21 squares of Composite Class A. CRRC: 0890-0038 |
| RES-1814551 | HVAC / heat pump | Finaled | Iss. Jul 31, 2018 | $12,800 | Change-out w/new ducts Split System to Split System. The existing unit shall be removed. The new unit shall be placed in… |