5540 Francesca St
Elk Grove 95758 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.44168, -121.43852
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $563,000 ($495,000–$631,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 8,590 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$18,088 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest May 7, 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)
- ! Year 1 Prop 13 tax reset (~$6,868/yr at $563,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$572/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:
- 8,590 sq ft (0.20 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 5540 FRANCESCA ST
Zoning & Land Use
R-1 — 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 8,590 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 06067C0305H, 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: $495,000 – $631,000 · Status: Off market
HUD Small Area FMR (ZIP 95758) · FY 2026
Studio $1,910 · 1BR $2,000 · 2BR $2,460 · 3BR $3,270 · 4BR $3,770
Developments Deserving Closer Investigation & Active Area Builders
Entity-resolved builders & contractors in ½ mile: Kitchen Mart (2 on parcel, 2 in ½ mi · Commercial tenant improvement); Huft Heating And Air Conditioning (1 on parcel, 2 in ½ mi · HVAC / heat pump); Water Heater Experts (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Bear Copper Electric (5 in ½ mi · Remodel / interior alteration); Pacific Builders (3 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2609089 | Commercial tenant improvement | Finaled | Iss. May 7, 2026 | $32,883 | Bathroom Remodel Permit: Hall bath: Remove & replace bathtub, valve, & surround. Remove & replace countertop, sinks, & … |
| RES-2413435 | Plumbing / water heater / sewer | Finaled | Iss. Jun 18, 2024 | $7,087 | Change-out installation of Gas - 050 gallon to Gas - Tankless, located inside building, screening not required. |
| RES-2204341 | Remodel / interior alteration | Finaled | Iss. Feb 28, 2022 | $39,152 | MASTER BACTHROOM REMODEL: REMOVE AND REPLACE TUB, VALVE, SURROUND. REMOVE AND REPLACE SHOWER PAN, VALVE SURROUND, AND TE… |
| RES-2103070 | HVAC / heat pump | Finaled | Iss. Feb 12, 2021 | $12,080 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |