5399 47th Ave
Sacramento 95824 · City of Sacramento · Coordinates: 38.51129, -121.44233
Executive Verdict · Public-Records Synthesis
Zoned R-2B-R in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $361,000 ($307,000–$415,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2B-R allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 10 documented municipal building permits on file
On-parcel permit history is indexed through Oct 4, 2024, 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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: 6145 Stockton Blvd Coffee Shop Estimate (0.37 mi NE, fee estimate). 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 (~$4,565/yr at $361,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$380/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:
- 208,652 sq ft (4.79 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03149
- Addresses on lot:
- 5351 47TH AVE; 5399 47TH AVE; 5399 47TH AVE # 165 # 165
Zoning & Land Use
R-2B-R — Multi-Unit Dwelling Zone (R)
2040 General Plan: Residential Mixed Use (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-2B (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-2B (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-2B (multifamily residential), not a single-family residential zone.
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: $307,000 – $415,000 · Status: Off market
HUD Small Area FMR (ZIP 95824) · FY 2026
Studio $1,400 · 1BR $1,460 · 2BR $1,800 · 3BR $2,400 · 4BR $2,760
Nearby Activity (½ mile radius, since November 2024)
2 active or recent development projects (16 housing units across completed, permitted, and pipeline stages) and 73 total building permits recorded within ½ mile.
- New construction9 permits (32 units)
Developments Deserving Closer Investigation & Active Area Builders
- 6145 Stockton Blvd Coffee Shop Estimate (Fee estimate)0.37 mi NE
In "Fee estimate" for 7.7 yr (since Mar 5, 2019), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150).
- Bee Shine Carwash & Oil Change (In review)0.37 mi E
In "In review" for 15 mo (since Aug 7, 2025), exceeding the 241d median and 334d 75th percentile for new commercial / non-residential building permits in City of Sacramento (n=150).
- REPLACEMENT PERMIT- Tran Villa Apts BLDG1 & Site (Finaled / completed)0.41 mi SE
High-impact scale (16 housing units, $269,876 declared valuation across 14 permits).
Entity-resolved builders & contractors in ½ mile: Amaya Plumbing (5 on parcel, 5 in ½ mi · Plumbing / water heater / sewer); Ptrs (3 on parcel, 3 in ½ mi · Roof replacement); Sentinel Fire Equipment (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Jd Rodli Construction (4 in ½ mi · Commercial tenant improvement); Marketone Builders (3 in ½ mi · New commercial / non-residential building).
Permit & Project History on This Parcel (10 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2421827 | Plumbing / water heater / sewer | Withdrawn | App. Oct 4, 2024 | $2,150 | Water Heater Permit: Installation of a 100 gallon water heater in building 11. Water conserving fixtures are required … |
| COM-2318997 | Plumbing / water heater / sewer | Finaled | Iss. Sep 6, 2023 | $5,300 | Water Heater Permit: FOR UNIT 12-Change-out installation of Gas - 100 gallon to Gas - 100 gallon, located outside build… |
| COM-2310978 | Plumbing / water heater / sewer | Finaled | Iss. May 31, 2023 | $6,000 | Change-out installation of Gas - 100 gallon to Gas - 100 gallon, located inside building, screening not required. |
| COM-2307444 | Plumbing / water heater / sewer | Finaled | Iss. Apr 14, 2023 | $5,300 | Water Heater Permit: FOR UNIT 8: Change-out installation of Gas - 100 gallon to Gas - 100 gallon, located outside build… |