Sacramento 95811 · Dos Rios Triangle · APN 001-0320-007-0000 · City of Sacramento
Zoned R-5-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $228,000 ($194,000–$262,000).
Zone R-5-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 (21 total permits, latest Jul 21, 2022).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$228,000
Benchmark range: $194,000 – $262,000
Closest lead: GD Site 200 (0.21 mi SE, fee estimate). 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 (~$254/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: 13 homes completed, 127 permitted, 6 proposed or in review (200 of them deed-restricted affordable); 3 demolitions; 5 commercial or mixed-use projects.
11 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.
152 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-5 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 7.8 yr (since Jan 17, 2019), with no new permit record in 7.8 yr. · 1 unit
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 7.4 yr (since Jun 17, 2019), with no new permit record in 7.4 yr. · 15 units · $1,180,014 declared valuation
In "Entitled" for 6.8 yr (since Feb 4, 2020), with no new permit record in 6.8 yr. · 21 units
In "Entitled" for 4.3 yr (since Jul 15, 2022), with no new permit record in 4.2 yr. · 70 units · $10,346,547 declared valuation
In "Fee estimate" for 4.4 yr (since Jun 3, 2022), with no new permit record in 4.1 yr. · 100 units · $16,250,000 declared valuation
Nearby permit (2af651313bc554f1aac5eee88cffc144f52a527f): 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 (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
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 "Fee estimate" for 4.4 yr (since Jun 3, 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 (100 housing units, $16,250,000 declared valuation across 4 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 "Entitled" for 4.3 yr (since Jul 15, 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 (70 housing units, $10,346,547 declared valuation across 2 permits).
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 7.4 yr (since Jun 17, 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 (15 housing units, $1,180,014 declared valuation across 1 permit).
In "Entitled" for 2.8 yr (since Jan 29, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (22 housing units across 0 permits).
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Midstate Construction | New multifamily / condos / mixed-use | 6 on parcel37 in ½ mi | $112,454,638 | 0 vs 8 prior−100% |
| Sigora Solar California | Solar / battery storage | 7 on parcel7 in ½ mi | $1,052,352 | 0 vs 1 prior |
| Ekc Enterprises | Fire alarm / sprinkler | 2 on parcel2 in ½ mi |
| 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 ($2,300/yr) + local voter-approved bond debt ($322/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.
+$3,051/yr
Cash needed: $50,600
NOI: $17,007/yr
P&I: $1,163/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 | −$19/mo | -0.4% | $2,211/mo | +$42/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,375/mo | +$254/mo | 6.0% | $2,047/mo | +$450/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 | +$411/mo | 9.8% | $1,999/mo | +$760/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 ↗
Finaled / completed6 units200 deed-restrictedNov 9, 2017 – Jul 3, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Rev 2. to COM-2118568 Twin Rivers Block E Building F Solar
EPC. Revision to COM-2118568. Revised the SLD to show the as built system. Exact changes are rev clouded in the SLD.
Rev. 1 One Line Diagram Solar Twin Rivers Block E, BLDG F (Rev. to COM-2118568)
EPC. Rev 1. Twin Rivers Solar Block E, BLDG F (Rev. to COM-2118568) Updated the single line diagram to reflect the following: landed the breakers into the main panel instead of doing a line side tap.
Rev 1. One Line Diagram Twin Rivers Solar Block E, BLDG G (Rev to COM-2209285)
EPC. Revision to COM-2209285. Twin Rivers Block E BLDG G. Updated the single line diagram to reflect the following: landed the breakers into the main panel instead of doing a line side tap.
Metal Trellis at Bocce Ball Court Twin Rivers Block E
EPC. Installation of metal trellis at Twin Rivers Block E Metal Trellis at Bocce Ball court. Related to COM-1924438 shared plan set. - PLNG-INSP
Revision: Casement Windows Emergency Egress
EPC. Revision to COM-1924438. INSTALL CASEMENT WINDOWS TO PROVIDE EMERGENCY EGRESS AT UNITS 308 AND 408 PER RFI 314
Twin Rivers - Solar @ Block E-BLDG H
EPC - 34.20kw Solar PV System, and 0gal Solar WH System (water heater installed null). Plan Review under COM-2118568, Fee collected under COM-2118568
Twin Rivers - Solar @ Block E-BLDG G
EPC - 26.98kw Solar PV System, and 0gal Solar WH System (water heater installed null). Plan Review under COM-2118568, Fee collected under COM-2118568
Twin Rivers - Solar @ Block E-BLDG F
SHARED PLANS: EPC - 51.30kw Solar PV System, and 0gal Solar WH System (water heater installed null) This Plan Review covers 7 solar PV systems at 3 Buildings of Block E and 4 buildings of Block B, total of 158.08kw, and 0gal Solar WH System (water heater installed null). Shared Plan includes COM-2209285, COM-2209289, COM-2209292, COM-2209295, COM-2209299, COM-2209300
Revision Twin Rivers: Fire Pump, Feeder Size, HPG Panel Schedule
EPC. Revision to COM-1924440. REVISED ELECTRICAL DRAWINGS. Updated fire pump, house distribution, HPG Panel Schedule.
Revision: Roof Hatch (Rev to COM-1924440)
EPC. Revision to COM-1924440. Remove the bottom portion of the roof access ladder at Bldg A-6 and Bldg H. Per discussion with planning dept plan checker Matthew Sites regarding the Block C project, it was acceptable to provide a roof hatch in lieu of an exterior ladder. For the listed buildings (because they are at the stage of construction where adding a roof hatch is no longer feasible) we propose to omit the bottom portion of the ladder as this presents a security issue with unauthorized people climbing up on the roof.
Revision: Corridor and Soffit Detail (Twin Rivers)
EPC. Revision to COM-1924438 BLDGs G and F. Twin Rivers. REVISED CORRIDOR ASSEMBLY AND SOFFIT DETAIL TO ACCOMODATE WHAT IS INSTALLED IN THE FIELD.
REVISION - Soffit Detail BLDG G
EPC - REVISION TO COM-1924439. AFFORDABLE HOUSING. Twin Rivers Block E, Bldg G. ASI 47 - STAIR CORRIDOR SOFFIT DETAIL
Twin Rivers - Solar @ Block B & E
Install commercial roof mounted PV solar system. 158.08kw.
Twin Rivers - Block E Revision #7
EPC - Revision to COM-1924438, COM-1924439 & COM-1924440 for fire pump change PER ASI 45
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
1.76 acres
Assessor's classification for assessment purposes. This is not zoning.
1390 SWALLOWTAIL AVE; 1390 SWALLOWTAIL AVE UNIT 101 UNIT 101; 1390 SWALLOWTAIL AVE UNIT 102 UNIT 102
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 001-0320-007-0000. 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.
| $51,000 |
| 0 vs 0 prior |
| Frontier Fire Protection | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $276,450 | 0 vs 0 prior |
| Sr Bray | Other | 1 on parcel1 in ½ mi | $15,000 | 0 vs 0 prior |
| Black Pine Builders Recent nearby: 316 14th St (May 15, 2017) | New single-family home | 33 in ½ mi | $8,140,792 | 2 vs 0 prior |
| Syncon Homes Of California Recent nearby: 18 Icon Walk (Jun 1, 2021) | New single-family home | 21 in ½ mi | $4,831,026 | 75 vs 45 prior+67% |
| Quality Telecom Consultants Recent nearby: 1101 N D St (Jan 25, 2024) | Remodel / interior alteration | 6 in ½ mi | $190,000 | 3 vs 9 prior−67% |
| The Whiting Turner Contracting Recent nearby: 1620 Thornton Ave (Jul 28, 2023) | Remodel / interior alteration | 5 in ½ mi | $2,049,252 | 0 vs 2 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 alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Solar / battery storageOn this parcel | 3,950 | 0d | 3d | 8d | 27d | 2d |
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.
Twin Rivers - Block E Revision #6
EPC - Revision to COM-1924438, COM-1924439, & COM-1924440 for plumbing changes PER ASI 25
Twin Rivers - Block E Revision #5
EPC - Revision to COM-1924438 for mechanical and structural changes PER ASI 43 AND 43.1
Twin Rivers - Block E Building H - Plumbing Revision
EPC - Revision to COM-1924440 for floor drain at units 10 of BLDG H at Block E. Indirect drain (ID-1) has been added next to water heater in order to receive discharge from T&P relief drain.
Twin Rivers - Block E Fire Alarm Revision
EPC - Revision to COM-2020134 for Fire Alarm changes
Twin Rivers - Block E Fire Sprinklers
EPC - Design and install fire sprinkler systems and fire pump for Block E
Twin Rivers - Block E Fire Alarm
EPC - Fire Alarm System Installation
Twin Rivers - Block E Temp Power Pole
EPC - Installation of 200amp power pole for construction power of Block E at Twin Rivers Project