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 95833 APN 225-0900-006-0038 |
|---|---|
| Executive Verdict | |
| Synthesis | Zoned R-2B-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $352,000 ($310,000–$394,000). 1 upside4 watchouts |
| Top documented upside | ✓ 2 documented municipal building permits on file |
| Top watchout / verify | ⚠ FEMA Special Flood Hazard Area (A99, all of the lot of lot) |
| Valuation & Recorded Sales | |
| Market status | Off-market / roll |
| List / last sale price | No recorded sale in feed |
| Benchmark est. value | $352,000 Band: $310,000 – $394,000 70% ZIP 95833 Zillow ZHVI ($448,368, September 2026) + 30% South Natomas ACS median ($459,688) (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 | $350,000 |
| Year 1 Prop 13 tax est. | $4,440/yr $370/mo · 1.27% eff. |
| Benchmark 2-BR rent | $2,480/mo HUD FY2026 SAFMR (ZIP 95833, 2BR) |
| Base net cash flow (20% dn) | −$499/mo |
| Cap rate / Cash-on-cash | Cap: 4.36%·CoC: -7.8% |
| 600 sq ft ADU screen | Yield on cost: 7.2% Est. build: $218,500 (SB 13 fee-exempt) CF lift: +$20/mo |
| Interactive pro forma | |
| Lot, Zoning & State Housing Pathways | |
| Lot area | — |
| Assessor use | Single Family · Residential |
| Zoning & General Plan | R-2B-PUD Multi-Unit Dwelling Zone GP: Neighborhood |
| ADU / JADU (§ 66314) | Can't tell |
| 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 | ⚠ A99 (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 27, 2026 |
| ½-mile permits (last 24m) | 524 permits |
| ½-mile housing pipeline | 2 units permitted / in review |
| Slow / stalled review leads | 5 flagged nearby |
| Neighborhood renovation pace | 20.4 substantial permits / 1k parcels Rank #39 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.