Screen up to 4 parcels across Executive Verdict, benchmark valuation, standardized Prop 13 & cash-flow math, standalone ADU yield, zoning & SB 9 eligibility, mapped hazards, and ½-mile permit momentum.
| Property (1/4) | Sacramento 95831 APN 031-0470-020-0000 |
|---|---|
| Executive Verdict | |
| 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 $656,000 ($577,000–$735,000). 3 upsides3 watchouts |
| Top documented upside | ✓ ADU & SB 9 infill pathways screen as likely eligible |
| Top watchout / verify | ⚠ Mapped flood awareness zone (Zone X: reduced flood risk due to levee) |
| Valuation & Recorded Sales | |
| Market status | Off-market / roll |
| List / last sale price | No recorded sale in feed |
| Benchmark est. value | $656,000 Band: $577,000 – $735,000 70% ZIP 95831 Zillow ZHVI ($625,417, September 2026) + 30% Pocket ACS median ($648,937) (Data provided by Zillow) |
| Permitted upgrade credit | $0 |
| Assessor roll value | Not published in county GIS |
| Standardized Pro-Forma, Prop 13 & ADU Value-Add Screen | |
| Modeled purchase basis | $655,000 |
| Year 1 Prop 13 tax est. | $7,917/yr $660/mo · 1.21% eff. |
| Benchmark 2-BR rent | $2,550/mo HUD FY2026 SAFMR (ZIP 95831, 2BR) |
| Base net cash flow (20% dn) | −$2,163/mo |
| Cap rate / Cash-on-cash | Cap: 2.10%·CoC: -18.0% |
| 600 sq ft ADU screen | Yield on cost: 7.4% Est. build: $218,500 (SB 13 fee-exempt) CF lift: +$58/mo |
| Interactive pro forma | |
| Lot, Zoning & State Housing Pathways | |
| Lot area | 9,500 sq ft(0.22 ac) |
| Assessor use | Single Family · Residential |
| Zoning & General Plan | R-1 Single-Unit Dwelling Zone GP: Neighborhood |
| ADU / JADU (§ 66314) | Likely eligible |
| SB 9 two-unit (§ 65852.21) | Likely eligible |
| SB 9 lot split (§ 66411.7) | Likely eligible |
| ¼-mile ADU precedent (36m) | 2 issued ADU permits |
| Mapped Environmental & Geologic Hazards | |
| FEMA NFHL flood zone | X (all of the lot) |
| CAL FIRE FHSZ | Clear (0% overlap) |
| CGS Alquist-Priolo fault | Clear (0% overlap) |
| Permit History & ½-Mile Development Activity | |
| On-parcel permits | 2 recorded Latest: Jan 5, 2023 |
| ½-mile permits (last 24m) | 454 permits |
| ½-mile housing pipeline | 4 units permitted / in review |
| Slow / stalled review leads | 3 flagged nearby |
| Neighborhood renovation pace | 35.6 substantial permits / 1k parcels Rank #19 of 102 |
Standardized Screening & Public-Record Provenance
Side-by-side financial figures apply a uniform screening baseline across columns: 20% down payment, 6.50% 30-year fixed financing, county-average Proposition 13 base + voter-approved bond overrides (Rev. & Tax. Code § 71 blended new-construction rule for ADUs), HUD Small Area Fair Market Rents (2-BR main dwelling; 1-BR for the 600 sq ft SB 13 impact-fee-exempt ADU screen), 5% vacancy, and 8% management reserve. Click Customize → on any column to adjust down payment, interest rate, HOA, Mello-Roos/CFD special taxes, or ADU dimensions.
Benchmark valuations combine ZIP-level Zillow Home Value Index trends (Data provided by Zillow), U.S. Census ACS 5-year medians, lot-size adjustments, and depreciated municipal permit valuations. Buildability badges are automated parcel-level screens against state statutes and mapped FEMA NFHL, CAL FIRE FHSZ, and CGS Alquist-Priolo layers — not a formal appraisal, title report, tax opinion, or ministerial zoning determination.