Sacramento 95811 · Boulevard Park · APN 003-0132-002-0000 · City of Sacramento
Zoned R-1B-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $926,000 ($815,000–$1,037,000).
Zone R-1B-SPD allows residential use qualifying for ministerial ADU review under state law (3 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Sep 30, 2025).
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.
$926,000
Benchmark range: $815,000 – $1,037,000
Closest lead: 23rd & F Street - Mixed Use Apartments (0.1 mi SE, 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 (~$917/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: 43 homes completed, 119 permitted, 238 proposed or in review (39 of them deed-restricted affordable); 1 demolition; 2 commercial or mixed-use projects.
26 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.
780 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 R-1B as two-family 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.
Permit issued and active for 3.9 yr (first record Dec 21, 2022), with no completion or new permit record in 3.9 yr. · 1 unit
Permit issued and active for 3.9 yr (first record Dec 21, 2022), with no completion or new permit record in 3.9 yr. · 1 unit
Permit issued and active for 3.9 yr (first record Dec 21, 2022), with no completion or new permit record in 3.9 yr. · 1 unit
Permit issued and active for 3.9 yr (first record Dec 21, 2022), with no completion or new permit record in 3.9 yr. · 1 unit
Permit issued and active for 7.8 yr (first record Jan 14, 2019), with no completion or new permit record in 3.7 yr. · 5 units · $850,000 declared valuation
In "Entitled" for 3.9 yr (since Jan 5, 2023), with no new permit record in 3.5 yr. · 40 units · $11,357,445 declared valuation
Nearby permit (24401d1233576589e6ce62d687cd4017c639d328): 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 (00301510290000): 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 (00301510300000): 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 (00301510280000): 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 (00301510050000): No longer present in latest agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2620756 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (2130 J St): First appeared in published agency feed
Record COM-2622484 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (408 27th St): Status changed from Issued to Expired Permit
Record RES-2521696 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2502677 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2314 C St): Status changed from Issued to Finaled
Record RES-2621086 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (1831 K St): Status changed from Plan Check Wait to Issued
Record COM-2618453 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (1831 K St): Issued date changed from (blank) to 2026-10-20
Record COM-2618453 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (1831 K St): Project name changed from hvac C/O to HVAC C/O
Record COM-2618453 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (2314 C St): Status changed from Issued to Finaled
Record RES-2620060 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (826 17th St): Status changed from Issued to Finaled
Record COM-2614975 · 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 2.7 yr (since Mar 6, 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 (33 housing units, $2,961,763 declared valuation across 1 permit).
Active in "Issued" for 3.2 yr (first record Aug 24, 2023) with no new permit activity recorded in 11 mo. High-impact scale (107 housing units, 9 deed-restricted affordable, $29,000,000 declared valuation across 13 permits). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
In "Entitled" for 3.9 yr (since Jan 5, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (40 housing units, $11,357,445 declared valuation across 2 permits).
In "Entitled" for 3.4 yr (since Jun 27, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (26 housing units across 0 permits).
In "In review" for 9.6 yr (since Apr 18, 2017), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (198 housing units, $55,118,716 declared valuation across 11 permits).
Active in "Issued" for 21 mo (first record Feb 7, 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 776 parcels
−7.7% YoY
City baseline: 30.4 / 1k
25 in trailing 24m
Includes 0 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Mack Construction | Addition (adds square footage) | 1 on parcel11 in ½ mi | $852,450 | 2 vs 8 prior−75% |
| Fox Family Heating And Air Conditioning | HVAC / heat pump | 3 on parcel3 in ½ mi | $35,015 | 0 vs 0 prior |
| A Wisemans Home Improvement | Remodel / interior alteration | 1 on parcel |
| 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 ($9,250/yr) + local voter-approved bond debt ($1,295/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.
−$47,044/yr
Cash needed: $203,500
NOI: $9,084/yr
P&I: $4,677/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 | −$4,193/mo | -24.7% | $8,038/mo | −$4,187/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,375/mo | −$3,920/mo | -23.1% | $7,440/mo | −$3,779/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 | −$3,763/mo | -22.2% | $7,267/mo | −$3,469/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 ↗
Replace Entry Stairs
EPC - replace an existing exterior staircase due to dry-rot - PLNG-INSP
509 21st Street com HVAC permit minor no plans
HVAC Permit: HVAC 2 ton gas package change out, ground mount. 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.
HVAC C/O, Triplex, 2nd floor.
"Replace existing HVAC system with a Fujitsu 19 seer attic/ground split system, Running new line-set on exterior wall." Ground mounted unit on right side of structure with line-set to second story to FAU in attic. HVAC change out. 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 2022 CRC sections R315 & R314. Water conserving fixtures are required to be installed throughout this structure per SB 407 (Note: Residences built after January 1, 1994 are exempt). ALL WORK SUBJECT TO FIELD INSPECTION.
Deck addition
EPC - Remove existing stairs and upper deck at back of tri-plex building. Install new 87sqft upper deck, stairs, handrail, and guardrail as per plans. - PLNG-INSP
Bathroom Remodel
this is a minor repair project. applicant states they are replacing the toilet, shower vanity and floor in their 300sqf studio. the total square footage of the project is less than 100sqf, and they are not moving any walls or doing any framing work. they state it is purely a replacement of old items in the exact same space. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R31. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).
Unit 511 - Replacing Ground Mount with 2 Head Ductless
Unit 511 - Replacing Existing Ground Mount HVAC with 2 Head Ductless Split System. Line-set to be installed along side of structure, as low as possible, protected with a sheet-metal channel, painted to match the exterior siding. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
VOID - DUPLICATE PERMIT
REPLACE EXISTING GROUND PACKAGE WITH DUCTLESS OUTDOOR UNIT, BEHIND FENCE, OUT OF VIEW. 2 INDOOR HEADS. LINESET AT FRONT OF HOME TO BE PAINTED TO MATCH EXTERIOR OF HOME. 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.
509 21st St - Remodel
EXPEDITED - Kitchen Remodel to Include: Remove and Replace Cabinets, Flooring, Counters Like for Like Locations. Demo Non-Bearing Wall Near Rear Door. Upgrade Plumbing/Electrical as Needed to Meet Code Requirements.
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
0.10 acres
Assessor's classification for assessment purposes. This is not zoning.
509 21ST ST; 511 21ST ST; 513 21ST 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 003-0132-002-0000. 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.
| $29,000 |
| 5 vs 1 prior |
| Air Tech HVAC | HVAC / heat pump | 1 on parcel1 in ½ mi | $14,797 | 0 vs 0 prior |
| Davis Reed Construction Recent nearby: 1827 J St (Aug 29, 2019) | New commercial / non-residential building | 24 in ½ mi | $18,904,092 | 0 vs 0 prior |
| Indie Capital Constructors Recent nearby: 405 18th St (Aug 26, 2021) | New single-family home | 13 in ½ mi | $3,253,287 | 0 vs 0 prior |
| The Whiting Turner Contracting Recent nearby: 1801 C St (Nov 15, 2023) | Commercial tenant improvement | 10 in ½ mi | $6,077,737 | 0 vs 2 prior |
| Rcp Construction Recent nearby: 1927 Eggplant Aly (Sep 30, 2022) | Commercial tenant improvement | 8 in ½ mi | $24,529,078 | 6 vs 8 prior−25% |
| Poelman Construction Merged: Poelman Construction · POELMAN CONSTRUCTION L T D Recent nearby: 501 16th St (Jul 16, 2020) | New multifamily / condos / mixed-use | 8 in ½ mi | $21,194,101 | 0 vs 0 prior |
| Mills Builders Recent nearby: 2517 E St (May 30, 2024) | Addition (adds square footage) | 8 in ½ mi | $1,902,000 | 14 vs 7 prior |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage)On this parcel | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alterationOn this parcel | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvement | 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.