Sacramento 95811 · Southern Pacific / Richards · APN 001-0200-018-0000 · City of Sacramento
Zoned OB-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $571,000 ($485,000–$657,000).
Zone OB-SPD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
On-parcel permit history is indexed through Sep 3, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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.
$571,000
Benchmark range: $485,000 – $657,000
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 (0.24 mi W, 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 (~$580/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: 48 homes completed; 4 demolitions; 1 commercial or mixed-use project.
5 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.
52 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 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 "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
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
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
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)
Fire alarm / sprinkler permit issued (COM-2618037)
FIRE EQUIPMENT
PROVIDE TENANT IMPROVEMENT WITH THE ADDITION OF A NEW DEDICATED FUNCTION FIRE ALARM SYSTEM AND THE REMOVAL OF THE EXISTING FIRE ALARM SYSTEM AND ALL NON-REQUIRED ELEMENTS INCLUDING (6) PHOTOELECTRIC SMOKE DETECTORS LOCATED ABOVE ROLL-UP DOORS AND (2) HORN STROBE NOTIFICATION DEVICES LOCATED IN THE OFFICE AREA. SYSTEM SHALL CONTINUE TO MONITOR ALL FIRE ALARM AND SUPERVISORY INITIATING DEVICES AS INDICATED ON THE DESIGN PLANS OPERATION MATRIX. SYSTEM SHALL HAVE THE ABILITY TO BE MONITORED REMOTELY AND TRANSMITTED TO A UL LISTED CENTRAL MONITORING STATION. THE SYSTEM SHALL BE 100% PRE-TESTED PRIOR TO ACCEPTANCE INSPECTION TO BE PERFORMED AND WITNESSED BY THE · Declared valuation: $2,757 · Contractor: Foothill Fire Protection Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Fire alarm / sprinkler permit application filed (COM-2618037)
FIRE EQUIPMENT
PROVIDE TENANT IMPROVEMENT WITH THE ADDITION OF A NEW DEDICATED FUNCTION FIRE ALARM SYSTEM AND THE REMOVAL OF THE EXISTING FIRE ALARM SYSTEM AND ALL NON-REQUIRED ELEMENTS INCLUDING (6) PHOTOELECTRIC SMOKE DETECTORS LOCATED ABOVE ROLL-UP DOORS AND (2) HORN STROBE NOTIFICATION DEVICES LOCATED IN THE OFFICE AREA. SYSTEM SHALL CONTINUE TO MONITOR ALL FIRE ALARM AND SUPERVISORY INITIATING DEVICES AS INDICATED ON THE DESIGN PLANS OPERATION MATRIX. SYSTEM SHALL HAVE THE ABILITY TO BE MONITORED REMOTELY AND TRANSMITTED TO A UL LISTED CENTRAL MONITORING STATION. THE SYSTEM SHALL BE 100% PRE-TESTED PRIOR TO ACCEPTANCE INSPECTION TO BE PERFORMED AND WITNESSED BY THE · Declared valuation: $2,757 · Contractor: Foothill Fire Protection Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
324 Bannon St · $52,000 valuation
Records span Aug 21, 2025 to Oct 9, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
320 Bannon St · $61,000 valuation
Records span Aug 22, 2025 to Oct 9, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Annual ZIP 95811 home-value index checkpoint
Changed from $620,164 in September 2024 to $590,323 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95811 (not a parcel appraisal)
500 N 6th St · 48 units · $7,206,901 valuation
Records span Apr 29, 2021 to Apr 11, 2025 (45 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
650 N 5th St · $110,000 valuation
Records span Nov 18, 2024 to Dec 30, 2024 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
234 Sequoia Pacific Blvd · $74,488 valuation
Records span Dec 12, 2024 to Dec 13, 2024 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Annual ZIP 95811 home-value index checkpoint
Changed from $625,551 in September 2023 to $620,164 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95811 (not a parcel appraisal)
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).
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 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.
Active in "Issued" for 15 mo (first record Aug 22, 2025) with no new permit activity recorded in 13 mo. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
High-impact scale (61 housing units, $30,000 declared valuation across 24 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 |
|---|---|---|---|---|
| Zumwalt And Associates | Roof replacement | 1 on parcel1 in ½ mi | $30,000 | 0 vs 0 prior |
| Garys Signs And Screen Printing | Sign | 1 on parcel1 in ½ mi | $4,560 | 0 vs 0 prior |
| Foothill Fire Protection | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $2,757 |
| 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 ($5,700/yr) + local voter-approved bond debt ($798/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.
−$21,456/yr
Cash needed: $125,400
NOI: $13,131/yr
P&I: $2,882/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 | −$2,061/mo | -19.7% | $5,062/mo | −$2,027/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,375/mo | −$1,788/mo | -17.1% | $4,685/mo | −$1,619/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 | −$1,631/mo | -15.6% | $4,576/mo | −$1,309/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 ↗
FIRE EQUIPMENT
PROVIDE TENANT IMPROVEMENT WITH THE ADDITION OF A NEW DEDICATED FUNCTION FIRE ALARM SYSTEM AND THE REMOVAL OF THE EXISTING FIRE ALARM SYSTEM AND ALL NON-REQUIRED ELEMENTS INCLUDING (6) PHOTOELECTRIC SMOKE DETECTORS LOCATED ABOVE ROLL-UP DOORS AND (2) HORN STROBE NOTIFICATION DEVICES LOCATED IN THE OFFICE AREA. SYSTEM SHALL CONTINUE TO MONITOR ALL FIRE ALARM AND SUPERVISORY INITIATING DEVICES AS INDICATED ON THE DESIGN PLANS OPERATION MATRIX. SYSTEM SHALL HAVE THE ABILITY TO BE MONITORED REMOTELY AND TRANSMITTED TO A UL LISTED CENTRAL MONITORING STATION. THE SYSTEM SHALL BE 100% PRE-TESTED PRIOR TO ACCEPTANCE INSPECTION TO BE PERFORMED AND WITNESSED BY THE
415 Richards Blvd - Install Sign (That's Cheap)
Install (2) 24" pan channel letters installed in a flush mount fashion.
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 58 squares of TPO Single Ply. CRRC: 0738-0002
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
3.68 acres
Assessor's classification for assessment purposes. This is not zoning.
415 RICHARDS BLVD
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 001-0200-018-0000. 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.
| 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 |
| Icon General Contractors Merged: ICON GENERAL CONTRACTORS INC · ICON GENERAL CONTRACTORS LLC Recent nearby: 601 N 7th St A (Feb 12, 2025) | Commercial tenant improvement | 7 in ½ mi | $871,022 | 39 vs 62 prior−37% |
| 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 |
| West Fork Construction Recent nearby: 444 N 3rd St (Jan 11, 2019) | Commercial tenant improvement | 5 in ½ mi | $2,949,470 | 0 vs 0 prior |
| Cal Recent nearby: 324 Bannon St (Oct 9, 2025) | Demolition | 5 in ½ mi | $247,798 | 2 vs 7 prior |
| Marketone Builders Recent nearby: 601 Sequoia Pacific Blvd (Oct 20, 2021) | Commercial tenant improvement | 3 in ½ mi | $2,629,446 | 10 vs 13 prior−23% |
| 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 alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvement | 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.