5 Shipman Ct
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.44411, -121.42323
Executive Verdict · Public-Records Synthesis
Zoned R-1-PUD in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $450,000 ($396,000–$504,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1-PUD supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 7,605 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 (+$15,117 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Oct 14, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
all 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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Bruceville Fee Estimate (0.34 mi SE, 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 (~$5,580/yr at $450,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$465/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:
- 7,605 sq ft (0.17 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 5 SHIPMAN CT
Zoning & Land Use
R-1-PUD — 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 7,605 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 (all of the lot) · FIRM panel 06067C0308H, 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: $396,000 – $504,000 · Status: Off market
HUD Small Area FMR (ZIP 95823) · FY 2026
Studio $1,530 · 1BR $1,610 · 2BR $1,980 · 3BR $2,640 · 4BR $3,040
Developments Deserving Closer Investigation & Active Area Builders
- Bruceville Fee Estimate (Entitled)0.34 mi SE
In "Entitled" for 21 mo (since Jan 30, 2025), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (125 housing units, $20,699,182 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Freedom Forever Northern California (1 on parcel, 1 in ½ mi · Solar / battery storage); Cosmic Renovation And Roofing (1 on parcel, 1 in ½ mi · Roof replacement); North Star Pools (1 on parcel, 1 in ½ mi · General repair); Love And Care Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Sierra Pacific Home And Comfort (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2621556 | General repair | Issued | Iss. Oct 14, 2026 | $11,300 | Pool Replaster Permit: Swimming pool resurfacing. Carbon monoxide & Smoke alarms required. Reference CRC sections R315… |
| RES-2522076 | Plumbing / water heater / sewer | Finaled | Iss. Oct 21, 2025 | $3,877 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |
| RES-2513373 | Solar / battery storage | Expired Permit | Iss. Jun 25, 2025 | $34,993 | Reviewed by SolarApp+ 7.3kw Solar PV System, 10 kw PV Storage System Size and nullgal Solar WH System (water heater inst… |
| RES-2224057 | Roof replacement | Expired Permit | Iss. Nov 11, 2022 | $19,980 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 27 squares of Composite Class A. CRRC: 0890-0009 |