4550 May St
Sacramento 95838 · Robla · City of Sacramento · Coordinates: 38.65090, -121.44288
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 $495,000 ($436,000–$554,000).
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 4,792 sq ft lot. Local precedent is active with 8 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Aug 9, 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: 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: May Street Single-Family Homes (0.22 mi S, 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 (~$6,093/yr at $495,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$508/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:
- 4,792 sq ft (0.11 ac)
- Assessor use:
- Residential · Single Family · Half-Plex
- Tax rate area:
- 03299
- Addresses on lot:
- 4550 MAY 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 4,792 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 06067C0064J, effective June 16, 2015
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $436,000 – $554,000 · Status: Off market
HUD Small Area FMR (ZIP 95838) · FY 2026
Studio $1,610 · 1BR $1,690 · 2BR $2,080 · 3BR $2,770 · 4BR $3,190
Nearby Activity (½ mile radius, since November 2024)
53 active or recent development projects (58 housing units across completed, permitted, and pipeline stages) and 206 total building permits recorded within ½ mile.
- New construction49 permits (51 units)
- Adds housing (ADU)8 permits (9 units)
- Additions & renovations16 permits
- Building systems120 permits
- Repairs5 permits
- Other8 permits
Developments Deserving Closer Investigation & Active Area Builders
- May Street Single-Family Homes (Entitled)0.22 mi S
In "Entitled" for 2.8 yr (since Jan 18, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (8 housing units across 0 permits).
- New home at 1101 Jessie Ave (Issued)0.47 mi S
Active in "Issued" for 13 mo (first record Oct 17, 2025) with no new permit activity recorded in 12 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
- New home at 1113 Jessie Ave (Issued)0.48 mi S
Active in "Issued" for 13 mo (first record Sep 30, 2025) with no new permit activity recorded in 13 mo. project_name changed to "Plan 2686C Jessie- lot 38 Archer Estates" in snapshot Nov 1, 2026.
- New home at 1119 Jessie Ave (Issued)0.48 mi S
Active in "Issued" for 13 mo (first record Sep 30, 2025) with no new permit activity recorded in 13 mo. project_name changed to "Plan 2388A LOT 39 Jessie- Archer Estates" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Bernardino Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Airflow Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Community Resource Project (1 on parcel, 1 in ½ mi · Remodel / interior alteration); River City Water Heaters And Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Reynen And Bardis Homes (44 in ½ mi · New single-family home).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2516821 | Plumbing / water heater / sewer | Finaled | Iss. Aug 9, 2025 | $1,340 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |
| RES-2410293 | HVAC / heat pump | Finaled | Iss. May 10, 2024 | $10,000 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-2405389 | Remodel / interior alteration | Finaled | Iss. Mar 13, 2024 | $1,700 | Window Permit: Change out retrofit slider, like for like, located in dining room. No structural changes or alterations.… |
| RES-1816777 | Roof replacement | Finaled | Iss. Aug 30, 2018 | $10,830 | E-Permit: Tear Off - Yes, Resheet - Yes, 2 layer(s), 19 squares of Lifetime Laminated Dimensional Composition. CRRC: 089… |