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 95828 APN 064-0160-018-0000 |
|---|---|
| Executive Verdict | |
| Synthesis | Zoned M-2S in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $580,000 ($510,000–$650,000). 2 upsides4 watchouts |
| Top documented upside | ✓ Documented permitted upgrades (+$191,552 contributory est.) |
| Top watchout / verify | ⚠ Mapped flood awareness zone (Zone X: minimal flood hazard) |
| Valuation & Recorded Sales | |
| Market status | Off-market / roll |
| List / last sale price | No recorded sale in feed |
| Benchmark est. value | $580,000 Band: $510,000 – $650,000 70% ZIP 95828 Zillow ZHVI ($449,666, September 2026) + 30% Morrison Creek ACS median ($111,702) (Data provided by Zillow) |
| Permitted upgrade credit | +$191,552 |
| Assessor roll value | Not published in county GIS |
| Standardized Pro-Forma, Prop 13 & ADU Value-Add Screen | |
| Modeled purchase basis | $580,000 |
| Year 1 Prop 13 tax est. | $7,062/yr $589/mo · 1.22% eff. |
| Benchmark 2-BR rent | $2,100/mo HUD FY2026 SAFMR (ZIP 95828, 2BR) |
| Base net cash flow (20% dn) | −$2,061/mo |
| Cap rate / Cash-on-cash | Cap: 1.80%·CoC: -19.4% |
| 600 sq ft ADU screen | N/A (condo or non-ADU zone) |
| Interactive pro forma | |
| Lot, Zoning & State Housing Pathways | |
| Lot area | 53,579 sq ft(1.23 ac) |
| Assessor use | Warehouse · Industrial |
| Zoning & General Plan | M-2S Heavy Industrial Zone GP: Industrial Mixed Use |
| ADU / JADU (§ 66314) | Unlikely |
| SB 9 two-unit (§ 65852.21) | Unlikely |
| SB 9 lot split (§ 66411.7) | Unlikely |
| ¼-mile ADU precedent (36m) | 0 issued ADU permits |
| Mapped Environmental & Geologic Hazards | |
| FEMA NFHL flood zone | X (about 59% of the lot), X (about 41% 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 | 32 recorded Latest: Sep 15, 2026 |
| ½-mile permits (last 24m) | 61 permits |
| ½-mile housing pipeline | 0 units permitted / in review |
| Slow / stalled review leads | 6 flagged nearby |
| Neighborhood renovation pace | 89.2 substantial permits / 1k parcels Rank #2 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.