5 English Ivy Ct
Sacramento 95833 · Gardenland · City of Sacramento · Coordinates: 38.62534, -121.47265
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $440,000 ($387,000–$493,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1 allows residential use qualifying for ministerial ADU review under state law (10 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$5,440 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Oct 4, 2024).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (A99, all of the lot of lot)
Zone A99: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 3207 Nordyke Dr (0.23 mi W, in review). 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 (~$5,466/yr at $440,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$456/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:
- 8,008 sq ft (0.18 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03126
- Addresses on lot:
- 5 ENGLISH IVY CT
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 lotPossible, with conditions
Zoned R-1, a single-family residential zone. FEMA Special Flood Hazard Area (Zone A99) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned R-1, a single-family residential zone. The lot is 8,008 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone A99) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
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 A99: 1% annual chance flood (Special Flood Hazard Area) (all of the lot) · FIRM panel 06067C0063J, 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: $387,000 – $493,000 · Status: Off market
HUD Small Area FMR (ZIP 95833) · FY 2026
Studio $1,920 · 1BR $2,020 · 2BR $2,480 · 3BR $3,300 · 4BR $3,810
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 3207 Nordyke Dr (In review)0.23 mi W
In "In review" for 11 mo (since Dec 11, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Ready-to-Issue" in snapshot Nov 1, 2026.
- 350 Winterhaven Ave ADU (Entitled)0.12 mi NE
In "Entitled" for 5.7 yr (since Feb 26, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 532 Tenaya Ave (In review)0.22 mi SW
In "In review" for 21 mo (since Feb 7, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 536 Tenaya Ave (In review)0.22 mi SW
In "In review" for 21 mo (since Jan 29, 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: Gallaghers Plumbing Heating And Air Conditioning (1 on parcel, 1 in ½ mi · HVAC / heat pump); Westhaven (1 on parcel, 1 in ½ mi · Solar / battery storage); Park Mechanical (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Riverland Homes (14 in ½ mi · New single-family home); Genesis Quality Construction (3 in ½ mi · New single-family home).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2421873 | HVAC / heat pump | Finaled | Iss. Oct 4, 2024 | $26,910 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |
| RES-1824104 | Solar / battery storage | Finaled | Iss. Dec 20, 2018 | $17,671 | 4.41kw Solar PV System, carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314, Water conserving fi… |
| RES-1822845 | Plumbing / water heater / sewer | Expired Permit | Iss. Nov 29, 2018 | $4,651 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required.Carbon … |