5920 Lemon Hill Ave
Sacramento 95824 · City of Sacramento · Coordinates: 38.51561, -121.43584
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 $380,000 ($323,000–$437,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2B-R allows residential use qualifying for ministerial ADU review under state law (2 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Dec 2, 2025, 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 (0.43 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 (~$4,782/yr at $380,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$399/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:
- 11,761 sq ft (0.27 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03370
- Addresses on lot:
- 5920 LEMON HILL AVE; 6125 STOCKTON BLVD # 45 # 45; 6125 STOCKTON BLVD # 46 # 46
Zoning & Land Use
R-2B-R — Multi-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (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 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: $323,000 – $437,000 · 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)
9 active or recent development projects (6 housing units across completed, permitted, and pipeline stages) and 226 total building permits recorded within ½ mile.
- New construction10 permits (2 units)
Developments Deserving Closer Investigation & Active Area Builders
- Lemon Hill Apartments (Entitled)0.43 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)490 ft SW
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)0.14 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).
- New home at 6128 Dias Ave (Entitled)0.31 mi SE
In "Entitled" for 2.7 yr (since Feb 20, 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: Mc And J Plumbing Services (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Sunny Breeze (2 on parcel, 2 in ½ mi · HVAC / heat pump); Central Pacific Roofing (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)).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2525156 | Plumbing / water heater / sewer | Finaled | Iss. Dec 2, 2025 | $2,300 | Change-out installation of Gas - 030 gallon to Gas - 030 gallon, relocate to inside building, screening not required. |
| COM-2523508 | Plumbing / water heater / sewer | Finaled | Iss. Nov 10, 2025 | $2,100 | 6125 STOCKTON BLVD #47 - Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, scree… |
| COM-1817682 | Roof replacement | Finaled | Iss. Sep 11, 2018 | $31,620 | E-Permit: Tear Off - Yes, Resheet - No, 3 layer(s), 51 squares of Composite Class A. In-progress inspection required if … |
| COM-1723610 | HVAC / heat pump | Finaled | Iss. Dec 27, 2017 | $1,900 | C/O WALL FURNACE LIKE FOR LIKE. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314 |