Sacramento 95816 · New Era Park · APN 003-0153-021-0000 · 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 $1,011,000 ($890,000–$1,132,000).
Zone R-1B-SPD allows residential use qualifying for ministerial ADU review under state law (7 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
On-parcel permit history is indexed through Aug 10, 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)
26 substantial renovation & housing permits over 24 months (37.0 per 1,000 parcels vs. 30.4 citywide baseline) (#8 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (New Era Park)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$1,011,000
Benchmark range: $890,000 – $1,132,000
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)
Repair tied to a housing/code case (COM-2215549): Issued after 16 mo (50.1× the 10d median) — slower than 90% of repair tied to a housing/code case permits in City of Sacramento (median 10d, 90th pct 164d, n=310).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Democracy Alley Residences (300 ft NE, 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 (~$998/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: 50 homes completed, 9 permitted, 41 proposed or in review; 4 demolitions; 2 commercial or mixed-use projects.
29 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.
676 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.
In "Entitled" for 4.2 yr (since Aug 23, 2022), with no new permit record in 4.2 yr. · 2 units
In "Entitled" for 3.9 yr (since Dec 12, 2022), with no new permit record in 3.9 yr. · 1 unit · $150,000 declared valuation
In "Entitled" for 3 yr (since Dec 1, 2023), with no new permit record in 3 yr. · 1 unit
In "Entitled" for 2.4 yr (since Jun 20, 2024), with no new permit record in 2.4 yr. · 10 units
In "Entitled" for 2.3 yr (since Jul 9, 2024), with no new permit record in 2.3 yr. · 2 units
In "Entitled" for 2.1 yr (since Oct 14, 2024), with no new permit record in 2.1 yr. · 1 unit · $58,000 declared valuation
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
Nearby roof replacement (2423 C St): Status changed from Issued to Finaled
Record COM-2620285 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (2718 J St): Status changed from Issued to Finaled
Record COM-2613977 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby accessory dwelling unit (new or conversion) (3145 Blues Aly): First appeared in published agency feed
Record RES-2623747 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (3031 F St): First appeared in published agency feed
Record COM-2623662 · 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 commercial tenant improvement (2700 J St): Status changed from Plan Check Wait to Plan Check Target
Record COM-2607346 · 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 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
Record RES-2616324 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2616324 · 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 "Entitled" for 2.4 yr (since Jun 20, 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 (10 housing units across 0 permits).
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 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.
Issued after 16 mo (50.1× the 10d median) — slower than 90% of repair tied to a housing/code case permits in City of Sacramento (median 10d, 90th pct 164d, n=310).
In "Entitled" for 2.3 yr (since Jul 9, 2024), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
In "Entitled" for 3.9 yr (since Dec 12, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 703 parcels
+16.7% YoY
City baseline: 30.4 / 1k
26 in trailing 24m
Includes 2 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Dos Amigos Design Industries | Commercial tenant improvement | 9 on parcel9 in ½ mi | $360,500 | 18 vs 1 prior |
| Omars Electric Works | Electrical / panel | 1 on parcel1 in ½ mi | $2,000 | 0 vs 0 prior |
| TNHC Realty And Construction Recent nearby: 17 Fischbacher St (Dec 13, 2019) | New single-family home | 88 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 95816
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 ($10,100/yr) + local voter-approved bond debt ($1,414/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.
−$49,920/yr
Cash needed: $222,200
NOI: $11,366/yr
P&I: $5,107/mo
For $0/mo net cash flow
At $2,725/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 | $2,507/mo | −$4,473/mo | -24.2% | $8,751/mo | −$4,459/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,725/mo | −$4,160/mo | -22.5% | $8,100/mo | −$3,991/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,889/mo | −$3,980/mo | -21.5% | $7,912/mo | −$3,635/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 ↗
HDB #21-050390 Remodel PERMIT TO COMPLETE WORK
HDB File #: 21-050390 - Units 421, 423, 425 & 427 (all units) EPC - Complete work commenced under expired permits COM-2600427, COM-2504710, COM-2424379 & COM-2407686. Install new tankless water heaters; ductless mini-split systems; washer and dryer hook ups; kitchen and bath remodels; completely new re-wire and re-plumb throughout; installation of new vinyl window at Unit 425. Water-conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994, are exempt). Hard-wired and interconnected carbon monoxide and smoke detectors as required per CRC: R314 & R315. SEE REVISION COM-2516589 FOR ELECTRIC SERVICE UPGRADE - PLNG-INSP
PERMIT TO COMPLETE WORK ON EXPIRED PERMITS COM-2405928 and COM-2215549 HSG #21-050390 - REPLACE FRONT AND REAR STAIRS (TOTAL OF 3) WITH ITS LANDINGS AND SUPPORTS INCLUDING STRINGERS.
PERMIT TO COMPLETE WORK ON EXPIRED PERMIT COM-2405928 and COM-2215549 HSG FILE #: 21-050390 EPC - REPLACE FRONT AND REAR STAIRS (TOTAL OF 3) WITH ITS LANDINGS AND SUPPORTS INCLUDING STRINGERS. PLANNING INSP. THIS PERMIT DOES NOT ADDRESS ANY OTHER VIOLATIONS LISTED. SEPARATE PERMIT IS REQUIRED TO CLOSE CASE.. - PLNG-INSP
HDB #21-050390 Remodel PERMIT TO COMPLETE WORK
HDB File #: 21-050390 - Units 421, 423, 425 & 427 (all units) EPC - Complete work commenced under expired permits COM-2504710, COM-2424379 & COM-2407686. Install new tankless water heaters; ductless mini-split systems; washer and dryer hook ups; kitchen and bath remodels; completely new re-wire and re-plumb throughout; installation of new vinyl window at Unit 425. Water-conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994, are exempt). Hard-wired and interconnected carbon monoxide and smoke detectors as required per CRC: R314 & R315. SEE REVISION COM-2516589 FOR ELECTRIC SERVICE UPGRADE - PLNG-INSP
REVISION TO COM-2504710
EPC - REVISION TO PERMITTED PLANS COM-2504710 HSG FILE #: 21-050390 See correction notices and case managers instructions for required scope. Electrical service.
HDB #21-050390 Remodel
HSG File #: 21-050390: Units 421, 423, 425 & 427 (all units). EPC - Complete work commenced under expired permits COM-2424379 & COM-2407686. Install new tankless water heaters at exterior; ductless mini-split systems; washer and dryer hook-ups; kitchen and bath remodels; completely new re-wire and re-plumb; installation of a single new vinyl window at Unit 425; hard-wired and interconnected carbon monoxide and smoke detectors as required per CRC: R314 & R315. Stair Repair on separate building permit. - PLNG-INSP SEE REVISION COM-2516589 - service upgrade required
HSG File #: 21-050390 - Units 421, 423, 425 & 427 (all units)
HSG File #: 21-050390 - Units 421, 423, 425 & 427 (all units) Complete work on expired permits COM-2407686. Install new tankless water heaters at exterior; ductless mini-split systems; washer and dryer hook ups; kitchen and bath remodels; completely new re-wire and re-plumb; installation of a single new vinyl window at Unit 425; hard-wired and interconnected carbon monoxide and smoke detectors as required per CRC: R314 & R315.
com remodel
HSG File #: 21-050390 - Units 421, 423, 425 & 427 (all units) Install new tankless water heaters at exterior; ductless mini-split systems; washer and dryer hook ups; kitchen and bath remodels; completely new re-wire and re-plumb; installation of new vinyl window at Unit 425; hard-wired and interconnected carbon monoxide and smoke detectors as required per CRC: R314 & R315 Valuation: $120,000 w/quad fees
HDB CASE #21-050390 - UNIT #421
HDB CASE #21-050390 - UNIT #421 - Replace gas water heater due to pilot not staying and just old age. Only in unit #421. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION.
PERMIT TO COMPLETE WORK ON EXPIRED PERMIT COM-2215549 HSG #21-050390 - REPLACE FRONT AND REAR STAIRS (TOTAL OF 3) WITH ITS LANDINGS AND SUPPORTS INCLUDING STRINGERS.
PERMIT TO COMPLETE WORK ON EXPIRED PERMIT COM-2215549 HSG FILE #: 21-050390 EPC - REPLACE FRONT AND REAR STAIRS (TOTAL OF 3) WITH ITS LANDINGS AND SUPPORTS INCLUDING STRINGERS. PLANNING INSP. THIS PERMIT DOES NOT ADDRESS ANY OTHER VIOLATIONS LISTED. SEPARATE PERMIT IS REQUIRED TO CLOSE CASE..
HSG #21-050390 - REPLACE FRONT AND REAR STAIRS (TOTAL OF 3) WITH ITS LANDINGS AND SUPPORTS INCLUDING STRINGERS.
HSG FILE #: 21-050390 EPC - REPLACE FRONT AND REAR STAIRS (TOTAL OF 3) WITH ITS LANDINGS AND SUPPORTS INCLUDING STRINGERS. THIS PERMIT DOES NOT ADDRESS ANY OTHER VIOLATIONS LISTED. SEPARATE PERMIT IS REQUIRED TO CLOSE CASE.
REPAIR MAINTENANCE STAIRS
REPAIR MAINTENANCE STAIRS DR22-044 Concurrent - Remove replace code violation stairs Replace to meet code compliance
Panel Change Out
EXPEDITED - Change main service panel from fused service to new service panel and 4 50 amp sub panels.
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
0.07 acres
Assessor's classification for assessment purposes. This is not zoning.
421 28TH ST; 423 28TH ST; 425 28TH 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 003-0153-021-0000. 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.
| $21,464,539 |
| 92 vs 0 prior |
| Wfc Builders Recent nearby: 2815 J St (Aug 19, 2026) | Commercial tenant improvement | 12 in ½ mi | $1,667,335 | 23 vs 9 prior+156% |
| West Fork Construction Recent nearby: 2805 J St (Jan 8, 2018) | Commercial tenant improvement | 8 in ½ mi | $1,590,841 | 0 vs 0 prior |
| Icon General Contractors Merged: ICON GENERAL CONTRACTORS INC · ICON GENERAL CONTRACTORS LLC Recent nearby: 1020 29th St (Feb 11, 2026) | Commercial tenant improvement | 7 in ½ mi | $575,401 | 39 vs 62 prior−37% |
| Mills Builders Recent nearby: 2517 E St (May 30, 2024) | Accessory dwelling unit (new or conversion) | 6 in ½ mi | $1,302,000 | 14 vs 7 prior |
| Caldwell Construction Recent nearby: 511 24th St (Jun 4, 2026) | Remodel / interior alteration | 6 in ½ mi | $423,245 | 20 vs 17 prior+18% |
| Mack Construction Recent nearby: 619 27th St (May 28, 2025) | Addition (adds square footage) | 6 in ½ mi | $403,850 | 2 vs 8 prior−75% |
| Vision Capital Management Recent nearby: 2311 I St 1 (May 9, 2019) | Commercial tenant improvement | 6 in ½ mi | $172,000 | 0 vs 0 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 improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Electrical / panelOn this parcel | 11,023 | 0d | 0d | 0d | 5d | 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.