Sacramento 95811 · Southern Pacific / Richards · APN 001-0052-024-0000 · City of Sacramento
Zoned R-3A-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $646,000 ($549,000–$743,000).
Zone R-3A-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 (15 total permits, latest Sep 25, 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.
$646,000
Benchmark range: $549,000 – $743,000
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: Hawthorn Apartments (0.31 mi NW, entitled). 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 (~$651/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: 393 homes completed (69 of them deed-restricted affordable); 4 demolitions; 6 commercial or mixed-use projects.
10 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.
98 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.
No ADU or new-home permits recorded within ¼ mile in this window.
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 R-3A as multifamily residential, 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 "Entitled" for 5.8 yr (since Jan 15, 2021), with no new permit record in 5.8 yr. · 281 units
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
Permit issued and active for 2.9 yr (first record Dec 6, 2023), with no completion or new permit record in 12 mo. · $140,394,000 declared valuation
Nearby permit (4ea307dee536d432b303820570ae144531644972): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2621486 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (251 6th St): Status changed from Plan Check Target to Issued
Record COM-2614344 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (251 6th St): Issued date changed from (blank) to 2026-10-16
Record COM-2614344 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (629 Richards Blvd): Status changed from Issued to Finaled
Record COM-2618888 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (415 Railyards Blvd): First appeared in published agency feed
Record COM-2621718 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2517739 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby ev charger (300 Richards Blvd): First appeared in published agency feed
Record COM-2623745 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2517684 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (444 N 3rd St): First appeared in published agency feed
Record COM-2622200 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2617749 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2617749 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (f016a34b6070ec30c183a3c0245b4756113bc676): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Latest published Zillow Home Value Index (ZHVI) update
Changed from $590,323 in September 2025 to $570,635 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95811 (not a parcel appraisal)
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project 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 "Entitled" for 5.8 yr (since Jan 15, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (281 housing units across 0 permits).
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).
Active in "Issued" for 2.9 yr (first record Dec 6, 2023) with no new permit activity recorded in 12 mo. High-impact scale ($140,394,000 declared valuation across 36 permits). current_status changed to "Complete" in snapshot Nov 1, 2026.
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).
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).
Active in "Issued" for 15 mo (first record Aug 21, 2025) with no new permit activity recorded in 13 mo. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
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 |
|---|---|---|---|---|
| Schetter Electric Merged: SCHETTER ELECTRIC INC · SCHETTER ELECTRIC LLC | Commercial tenant improvement | 2 on parcel4 in ½ mi | $390,122 | 2 vs 2 prior |
| Frazier Construction | Commercial tenant improvement | 3 on parcel3 in ½ mi | $383,757 | 1 vs 1 prior |
| Nor Cal Roofing | Roof replacement | 3 on parcel3 in ½ mi | $56,120 |
| 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 ($6,450/yr) + local voter-approved bond debt ($903/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.
−$26,862/yr
Cash needed: $141,900
NOI: $12,276/yr
P&I: $3,261/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 | −$2,511/mo | -21.2% | $5,691/mo | −$2,483/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,375/mo | −$2,238/mo | -18.9% | $5,267/mo | −$2,075/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 | −$2,081/mo | -17.6% | $5,145/mo | −$1,765/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-2416411
EPC - REVISION TO COM-2416411 OMIT RAMP FROM PLANS, ADD WHEELCHAIR LIFT
REMODEL
EPC - DEMOLITION AND REPLACEMENT OF ONE HOUR SHEETROCK CEILING THROUGHOUT AREA OF WORK, NEW T-BAR CEILING AT DINING HALL AND CHAPEL, NEW LED LIGHTS AND EXIT SIGNS, DEMO WALLS AND PODIUM, PROVIDE NEW WALLS, PODIUM, STAIRS AND RAMP, NEW DRINKING FOUNTAIN, HVAC, RE-POUR NEW LEVEL CONCRETE PATIO. revision COM-2520257 OMIT RAMP FROM PLANS, ADD WHEELCHAIR LIFT
UNION GOSPEL - HVAC DUCTING REPLACEMENT
EPC - Replacement of all HVAC ducting. - This scope of work is to address the inspection comments from permit COM-2226753 on 01/25/2023. (31 Mech-Top/Rough)
400 Bannnon St-HVAC
HVAC replacement, like for like same location, # ton gas pack, 14 SEER 80 AFUE
400 Bannon St - Repair 800 ft of existing wall area on backside of church
Repair stucco on existing wall area by removing deteriorated stucco and install new one coat stucco system with lath, brown and finish coats.
Electrical Service Replacement
Replace damaged service conductors from SMUD pull box to Buildings Main Service.
Union Gospel Mission Remodel
EPC - ACCM and insulation removed, Repair Dry Rot, Replace Electrical Panel, wiring, plugs and lighting, new insulation, new sheetrock, paint and texture, re-roof building, install 4' sewer bypass line, replace 6 swamp coolers. Replace concrete removed.
E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 50 squares of TPO Single Ply. CRRC: 0738-0002
E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 70 squares of TPO Single Ply. CRRC: 0738-0002
Repair Siding-Dry Rot
Exterior dry rot and siding repair, roof facia roof sofit repair.
HVAC CHANGE OUT
HVAC CHANGE OUT (1) 3 TON MINI SPLIT/ (1) 2 TON MINI SPLIT ROOFTOP
C/O CEILING HUNG FURNACE
C/O CEILING HUNG FURNACE
electrical
EXPEDITED - add power and new lighting to existing areas.
Windows
Change out 18 windows from aluminum to vinyl. All sizes like for like.
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
1.39 acres
Assessor's classification for assessment purposes. This is not zoning.
400 BANNON ST
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 001-0052-024-0000. 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.
| 0 vs 0 prior |
| Villara | HVAC / heat pump | 2 on parcel2 in ½ mi | $15,633 | 1 vs 3 prior |
| Trinity Heating And Cooling | HVAC / heat pump | 1 on parcel1 in ½ mi | $16,078 | 0 vs 0 prior |
| Creative Plastering And Stucco | Windows / doors / siding | 1 on parcel1 in ½ mi | $10,000 | 0 vs 0 prior |
| Good News Home Improvements | Windows / doors / siding | 1 on parcel1 in ½ mi | $9,843 | 0 vs 1 prior |
| Love And Care Heating And Air | HVAC / heat pump | 1 on parcel1 in ½ mi | $4,470 | 0 vs 0 prior |
| Mason Building And Design Recent nearby: 775 N 6th St (Jun 27, 2023) | New multifamily / condos / mixed-use | 12 in ½ mi | $61,674,066 | 5 vs 19 prior−74% |
| Gala Construction Recent nearby: 321 Bercut Dr (Apr 28, 2023) | Commercial tenant improvement | 10 in ½ mi | $2,195,999 | 0 vs 1 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) |
| Roof replacementOn this parcel | 19,072 | 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.
Reroof Garage with dry rot repair & Gutters
Reroof Garage with dry rot repair to include new Gutters. E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 22 squares of 30yr Laminated Dimensional Composition. CRRC: 0668-0092