5900 Lemon Hill Ave
Sacramento 95824 · City of Sacramento · Coordinates: 38.51572, -121.43647
Executive Verdict · Public-Records Synthesis
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $383,000 ($326,000–$440,000).
Upsides & Opportunities
- ✓ 6 documented municipal building permits on file
On-parcel permit history is indexed through Oct 12, 2023, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Lemon Hill Apartments (0.46 mi E, 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 (~$4,816/yr at $383,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$401/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:
- 13,100 sq ft (0.30 ac)
- Assessor use:
- Retail / Commercial · Small Retail · Single Tenant
- Tax rate area:
- 03370
- Addresses on lot:
- 5900 LEMON HILL AVE
Zoning & Land Use
C-2 — General Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-2 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-2 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-2 (commercial), 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 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: $326,000 – $440,000 · 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)
7 active or recent development projects (5 housing units across completed, permitted, and pipeline stages) and 216 total building permits recorded within ½ mile.
- New construction9 permits (2 units)
Developments Deserving Closer Investigation & Active Area Builders
- Lemon Hill Apartments (Entitled)0.46 mi E
In "Entitled" for 5.5 yr (since May 24, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (28 housing units across 0 permits).
- 6145 Stockton Blvd Coffee Shop Estimate (Fee estimate)460 ft S
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).
- New duplex at 6130 Lemon Hill Ave (Fee estimate)0.18 mi E
In "Fee estimate" for 9.2 yr (since Aug 21, 2017), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
- 6200 Mcmahon Dr Minor Mod (Entitled)0.33 mi NE
In "Entitled" for 21 mo (since Feb 18, 2025), 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: Alpha Green Energy (1 on parcel, 2 in ½ mi · Commercial tenant improvement); Henry Luong Engineering Contractor (1 on parcel, 1 in ½ mi · Roof replacement); Landon W Roberts Construction (5 in ½ mi · Addition (adds square footage)); Greg Dedrick (5 in ½ mi · Accessory dwelling unit (new or conversion)); Marketone Builders (3 in ½ mi · New commercial / non-residential building).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2321845 | Roof replacement | Finaled | Iss. Oct 12, 2023 | $65,000 | HDB Case # 19-004400 PERMIT TO COMPLETE WORK COMMENCED UNDER EXPIRED PERMITS COM-2217396, COM-2116558 COM-1906046. Rero… |
| COM-2217396 | Roof replacement | Expired Permit | Iss. Aug 22, 2022 | $65,000 | To complete the permit # COM-2116558. Reroof- repair - replace HVAC. Electrical and replace main for electrical to 2p -… |
| COM-2116558 | Roof replacement | Expired Permit | Iss. Aug 2, 2021 | $48,600 | Reroof w/ cool roof compliant shingles CRRC# 0668-0072, replace existing HVAC package unit w/ split system (HERS report … |
| COM-2103369 | HVAC / heat pump | Withdrawn | App. Feb 18, 2021 | $15,000 | Like-for-like change out of (3) existing HVAC package systems - no ductwork HERS report required at final inspection. |