Sacramento 95811 · Southern Pacific / Richards · APN 001-0020-054-0000 · City of Sacramento
Zoned OB-PUD-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $579,000 ($492,000–$666,000).
Zone OB-PUD-SPD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Apr 10, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
12 substantial renovation & housing permits over 24 months (41.2 per 1,000 parcels vs. 30.4 citywide baseline) (#82 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Southern Pacific / Richards)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$579,000
Benchmark range: $492,000 – $666,000
all of the lot of the parcel intersects Zone X: reduced flood risk due to levee. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
Closest lead: T9, Lot 10E (0.16 mi NW, 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)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$588/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Since November 2024 within ½ mile: 54 homes completed, 6 proposed or in review (200 of them deed-restricted affordable); 2 demolitions; 5 commercial or mixed-use projects.
7 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
75 permits within ½ mile since November 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with City of Sacramento's planning department before relying on it.
Sources: City of Sacramento CDD, Zoning (retrieved Nov 11, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of OB as mixed use, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
In "Fee estimate" for 7.7 yr (since Mar 8, 2019), with no new permit record in 7.7 yr. · 168 units · $35,000,000 declared valuation
In "Fee estimate" for 3.5 yr (since May 10, 2023), with no new permit record in 3.5 yr. · $33,434,912 declared valuation
In "In review" for 4.2 yr (since Aug 24, 2022), with no new permit record in 2.4 yr. · 36 units · $5,997,108 declared valuation
In "Fee estimate" for 4.2 yr (since Aug 19, 2022), with no new permit record in 16 mo. · $450,000,000 declared valuation
In "In review" for 15 mo (since Jul 29, 2025), with no new permit record in 15 mo. · 6 units · $988,717 declared valuation
Nearby permit (2fbd90b5d3369f8f0a1d1f83119e279683885d88): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (84f8d58e2dd49ea3937f92ee73d6f8a6d28e6ca0): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (07d96435f6d35299d6f4a745b96a009bd8b7389d): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (a756cc50b54fe8f6324a93261b7722e0da938fec): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (ca0ba56ff8b8f300ad313d72b8817eee19701c50): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (19a62d45c2cc2e5a6e21e22677a7671d2de5f6ba): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (438a3cca23284db86fc9c2a9a438d7556c1b038b): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (c18fe1e07ba68a16b95f98b66df4cc005f32ed25): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (533d41098c9adac7591e1a863f27029a9715e4da): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (c19e253df8ad3aafe43935a6ccf062b3fa429828): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (dba4af8940c02298da906351f080a7e953a9862b): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (54b987d692f2c31ce68396fbf22d189053a7970d): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (2fd08bcbf861bde5e2780d51b0cabe9ade073312): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (f7f6502ebbce5a0a76709510dcbd4f84235c7156): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (75805d1c53cc4a873a7ee3ed0dbde4749d89486e): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full City of Sacramento development graph →In "In review" for 4.2 yr (since Aug 24, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (36 housing units, $5,997,108 declared valuation across 20 permits).
In "In review" for 15 mo (since Jul 29, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (6 housing units, $988,717 declared valuation across 4 permits). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
In "Fee estimate" for 7.7 yr (since Mar 8, 2019), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (168 housing units, $35,000,000 declared valuation across 1 permit).
In "Fee estimate" for 3.5 yr (since May 10, 2023), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($33,434,912 declared valuation across 1 permit).
Active in "Issued" for 17 mo (first record Jun 10, 2025) with no new permit activity recorded in 6 mo. High-impact scale ($798,104 declared valuation across 9 permits). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
In "Fee estimate" for 4.2 yr (since Aug 19, 2022), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($450,000,000 declared valuation across 2 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 291 parcels
Small prior baseline
City baseline: 30.4 / 1k
12 in trailing 24m
Includes 0 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Icon General Contractors Merged: ICON GENERAL CONTRACTORS INC · ICON GENERAL CONTRACTORS LLC | Commercial tenant improvement | 1 on parcel6 in ½ mi | $491,732 | 39 vs 62 prior−37% |
| Acco Engineered | HVAC / heat pump | 2 on parcel2 in ½ mi | $79,154 | 5 vs 11 prior−55% |
| Heartwood C And D | Remodel / interior alteration |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 3,657 | 28d | 45d | 85d | 184d | 41d(vs 51d prior) |
| New duplex / half-plex | 115 | 82d | 184d | 416d | 575d | 144d(vs 361d prior) |
| New multifamily / condos / mixed-use | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
| Accessory dwelling unit (new or conversion) |
HUD Small Area Fair Market Rent · ZIP 95811
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($5,800/yr) + local voter-approved bond debt ($812/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$22,177/yr
Cash needed: $127,600
NOI: $13,017/yr
P&I: $2,933/mo
For $0/mo net cash flow
At $2,375/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $2,185/mo | −$2,121/mo | -19.9% | $5,146/mo | −$2,087/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,375/mo | −$1,848/mo | -17.4% | $4,763/mo | −$1,680/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,518/mo | −$1,691/mo | -15.9% | $4,652/mo | −$1,369/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties. In City of Sacramento: Sacramento Tenant Protection Program (City Code Ch. 5.156) — 5% + CPI (8.6% cap effective July 1, 2026) for covered pre-1995 multifamily units. Official program rules ↗
REVISION TO COM-2412880
EPC - Revisions to anchoring details and special inspection form.
hvac c/o
EPC - Remove and replace (1) 25 ton gas package unit.
Interior Remodel (Building A)
EPC - EXPEDITED - THE SCOPE OF THIS PROJECT IS LIMITED TO THE FOLLOWING WITHIN EXISTING WOMEN'S RESTROOM ON THE FIRST AND SECOND FLOOR: - INSTALLATION OF AUTOMATIC DOOR OPENERS - REPLACEMENT OF EXISTING WATER FAUCETS WITH NEW AUTO SENSOR WATER FAUCETS - REPLACEMENT OF EXISTING PAPER TOWEL DISPENSERS WITH NEW AUTO SENSOR PAPER TOWEL DISPENSERS. IN GENERAL, THE TENANT'S LAYOUT OF EXISTING WALLS IS TO REMAIN AS-IS. THEREFORE, NO NEW WORK TO MECHANICAL, PLUMBING, FIRE SPRINKLER AND FIRE ALARM SYSTEM PROPOSED UNDER THIS PERMIT. NO CHANGE IN USE AND OCCUPANCY
R/R HVAC MINI SPLIT
R/R (1) HVAC mini split only. The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%. CF-1R-ALT-HVAC on file: Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION.
HVAC C/O - Mini Split - 601 N 7th St Bldg. D
Replace mini split HVAC unit like for like in Building D.
301 N 7th St - Remodel
EXPEDITED - Remodel to Include: Adding electric stove/oven with exhaust hood & base
Vehicle Charging stations, CHP, Building B
Shared plans (See COM-1807109) : Install (4) dual EV charging stations. Building B
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026 · Applied and issued dates come from the city's Applied and Issued permit datasets. The city publishes current status without a date, so status changes are dated by the window between our snapshots.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From City of Sacramento's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: City of Sacramento CDD, Zoning · Geography: zoning district polygon at parcel point · Source updated Nov 11, 2026 · Retrieved Nov 11, 2026
11.07 acres
Assessor's classification for assessment purposes. This is not zoning.
501 N 7TH ST; 601 N 7TH ST; 601 N 7TH ST BLDG A BLDG A
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 8, 2026 · Retrieved Nov 8, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 001-0020-054-0000. Shows direct levies and special assessments.
Search the city's permit system by address or record number
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| 1 on parcel2 in ½ mi |
| $55,000 |
| 0 vs 0 prior |
| Frontline Builders And General Contracting | Remodel / interior alteration | 1 on parcel1 in ½ mi | $21,886 | 0 vs 0 prior |
| Solace Enterprises | HVAC / heat pump | 1 on parcel1 in ½ mi | $12,000 | 0 vs 5 prior |
| Midstate Construction Recent nearby: 419 Pipevine St (Jan 11, 2024) | New multifamily / condos / mixed-use | 31 in ½ mi | $112,414,900 | 0 vs 8 prior−100% |
| Mason Building And Design Recent nearby: 640 Vine St (Jun 27, 2023) | New multifamily / condos / mixed-use | 12 in ½ mi | $61,674,066 | 5 vs 19 prior−74% |
| Quality Telecom Consultants Recent nearby: 1101 N D St (Jan 25, 2024) | Remodel / interior alteration | 7 in ½ mi | $210,000 | 3 vs 9 prior−67% |
| Bcm Construction Recent nearby: 601 Sequoia Pacific Blvd (Jan 19, 2021) | New commercial / non-residential building | 6 in ½ mi | $4,598,090 | 1 vs 1 prior |
| Jd Rodli Construction Recent nearby: 1030 N D St 100 (Feb 6, 2024) | Commercial tenant improvement | 5 in ½ mi | $843,796 | 0 vs 6 prior |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage) | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alterationOn this parcel | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| HVAC / heat pumpOn this parcel | 19,324 | 0d | 0d | 0d | 2d | 0d |
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.