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 95832 APN 053-0010-043-0000 |
|---|---|
| Executive Verdict | |
| Synthesis | Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $409,000 ($360,000–$458,000). 2 upsides4 watchouts |
| Top documented upside | ✓ 16 documented municipal building permits on file |
| 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 | $409,000 Band: $360,000 – $458,000 70% ZIP 95832 Zillow ZHVI ($416,596, September 2026) + 30% Meadowview ACS median ($391,322) (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 | $410,000 |
| Year 1 Prop 13 tax est. | $5,124/yr $427/mo · 1.25% eff. |
| Benchmark 2-BR rent | $2,470/mo HUD FY2026 SAFMR (ZIP 95832, 2BR) |
| Base net cash flow (20% dn) | −$750/mo |
| Cap rate / Cash-on-cash | Cap: 3.87%·CoC: -10.0% |
| 600 sq ft ADU screen | N/A (condo or non-ADU zone) |
| Interactive pro forma | |
| Lot, Zoning & State Housing Pathways | |
| Lot area | 250,470 sq ft(5.75 ac) |
| Assessor use | Office (General) · Office |
| Zoning & General Plan | C-2 General Commercial Zone GP: Parks and Recreation |
| ADU / JADU (§ 66314) | Unlikely |
| SB 9 two-unit (§ 65852.21) | Unlikely |
| SB 9 lot split (§ 66411.7) | Unlikely |
| ¼-mile ADU precedent (36m) | 1 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 | 16 recorded Latest: Sep 24, 2025 |
| ½-mile permits (last 24m) | 417 permits |
| ½-mile housing pipeline | 3 units permitted / in review |
| Slow / stalled review leads | 6 flagged nearby |
| Neighborhood renovation pace | 19.5 substantial permits / 1k parcels Rank #30 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.