Sacramento 95819 · East Sacramento · APN 004-0042-025-0000 · City of Sacramento
Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $931,000 ($819,000–$1,043,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 6,098 sq ft lot. Local precedent is active with 6 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
On-parcel permit history is indexed through Apr 2, 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)
522 substantial renovation & housing permits over 24 months (62.3 per 1,000 parcels vs. 30.4 citywide baseline) (#48 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (East Sacramento)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$931,000
Benchmark range: $819,000 – $1,043,000
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: Accessory dwelling unit at 5188 Moddison Ave (0.18 mi E, 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 (~$922/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: 10 homes completed, 1 permitted, 3 proposed or in review; 1 commercial or mixed-use project.
14 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.
712 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-1 as single-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 5.4 yr (since Jun 24, 2021), with no new permit record in 5.4 yr. · 1 unit
In "Entitled" for 4.1 yr (since Oct 20, 2022), with no new permit record in 4 yr. · 1 unit · $176,750 declared valuation
In "Entitled" for 2.7 yr (since Feb 16, 2024), with no new permit record in 2.7 yr. · 1 unit · $168,641 declared valuation
Permit issued and active for 4.5 yr (first record Jun 1, 2022), with no completion or new permit record in 9 mo. · 1 unit · $200,000 declared valuation
In "In review" for 2 yr since Nov 14, 2024 without an issued building permit. · 2 units · $361,800 declared valuation
Record COM-2520412 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (4551 Breuner Ave): Status changed from Plan Check Target to Issued
Record RES-2620963 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (4551 Breuner Ave): Issued date changed from (blank) to 2026-10-09
Record RES-2620963 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (282 40th St): Status changed from Issued to Finaled
Record RES-2524804 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (4134 Mckinley Blvd): First appeared in published agency feed
Record RES-2623227 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (97 45th St): First appeared in published agency feed
Record RES-2623593 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (180 43rd St): First appeared in published agency feed
Record RES-2623878 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2619837 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (4401 A St): First appeared in published agency feed
Record COM-2623808 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (66 36th Way): Status changed from Issued to Finaled
Record RES-2615886 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (50 50th St): First appeared in published agency feed
Record RES-2622998 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (4042 Mckinley Blvd): First appeared in published agency feed
Record RES-2622179 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (4841 B St): First appeared in published agency feed
Record RES-2623119 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (5317 Shepard Ave): First appeared in published agency feed
Record RES-2621535 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (113 43rd St): Status changed from Plan Check Target to Issued
Record RES-2621070 · 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 4.1 yr (since Oct 20, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "In review" for 2 yr (since Nov 14, 2024), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
In "Entitled" for 5.4 yr (since Jun 24, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 2.7 yr (since Feb 16, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
current_status changed to "Finaled" in snapshot Nov 1, 2026.
address_raw changed to "5308 SHEPARD AVE 2" in snapshot Nov 1, 2026.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 8,384 parcels
−31.1% YoY
City baseline: 30.4 / 1k
522 in trailing 24m
Includes 97 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Rf Home Services | Roof replacement | 1 on parcel1 in ½ mi | $58,000 | 0 vs 0 prior |
| Kitchen Mart Recent nearby: 5031 Teichert Ave (Jul 31, 2026) | Remodel / interior alteration | 18 in ½ mi | $866,203 | 62 vs 72 prior−14% |
| Tms Construction Recent nearby: 512 Meister Way (Jun 26, 2026) | Addition (adds square footage) |
| 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 95819
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 ($9,300/yr) + local voter-approved bond debt ($1,302/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.
−$44,850/yr
Cash needed: $204,600
NOI: $11,581/yr
P&I: $4,703/mo
For $0/mo net cash flow
At $2,650/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 | $2,438/mo | −$4,042/mo | -23.7% | $8,080/mo | −$4,025/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,650/mo | −$3,737/mo | -21.9% | $7,479/mo | −$3,570/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,809/mo | −$3,563/mo | -20.9% | $7,305/mo | −$3,224/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 ↗
4500 ELVAS AVE & 43 45TH ST - REMODEL/REPAIRS
Remove and replace 25 squares of comp shingles, like for like. IN-PROGRESS INSPECTION REQUIRED IF 10 SQUARES OF GREATER. CF-6R-ENV-01 required at final inspection. CF-1R-ALT on file Remove and replace gutters. Paint exterior. Remove water damaged drywall at garage ceiling. Replace electrical light fixtures throughout. Replace 1 damaged window, like for like. No changes to structure. The egress windows will meet the code requirements enforced at the time the structure was permitted. The structure was built in (1950). Remove window AC and install drywall and siding at that area. Remove and dispose unused gas furnace. Drywall repair at bedroom. Repair fence gate. Repair floor at bathroom and replace tiles. Replace bath vanity and finished fixtures. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994, are exempt). Replace door in kitchen to garage with fire rated. Replace smoke and co alarms. Add recessed lights at living room and two bedrooms. Carbon monoxide & Smoke alarms are required. Reference CRC sections R315 & R314. All work is subject to field inspection.
hvac install
New install/New location of 2 Roof Mount units . 43 45th st ,4500 elvas ave, A unit will be installed in a new location. This unit will be fully screened behind a solid fence or alternatively behind shrubs or buildings providing screening resulting in the unit not being visible from any street views. Roof top installations will be located on back roof slopes and below ridge lines, and not visible from street views.
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
0.14 acres
Assessor's classification for assessment purposes. This is not zoning.
43 45TH ST; 4500 ELVAS AVE
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 004-0042-025-0000. 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.
| 15 in ½ mi |
| $1,864,030 |
| 12 vs 13 prior−8% |
| J And A Pino Construction Recent nearby: 421 Pala Way (Nov 20, 2024) | Addition (adds square footage) | 14 in ½ mi | $1,594,073 | 3 vs 1 prior |
| Connected Technology Recent nearby: 5211 Callister Ave (Jul 29, 2026) | Remodel / interior alteration | 13 in ½ mi | $29,876 | 117 vs 248 prior−53% |
| Burns Construction Recent nearby: 87 46th St (Apr 10, 2025) | Addition (adds square footage) | 12 in ½ mi | $1,090,499 | 16 vs 17 prior−6% |
| Premier Pools Recent nearby: 500 45th St (Jul 13, 2021) | Pool / spa | 11 in ½ mi | $707,500 | 0 vs 0 prior |
| Wells Pools Recent nearby: 62 Primrose Way (Jan 26, 2026) | Pool / spa | 11 in ½ mi | $488,000 | 31 vs 26 prior+19% |
| Tim Lewis Communities Recent nearby: 305 51st St (Dec 7, 2020) | New single-family home | 10 in ½ mi | $3,104,415 | 15 vs 1 prior |
| D And J Kitchens And Baths Recent nearby: 5003 Brand Way (May 21, 2026) | Remodel / interior alteration | 9 in ½ mi | $559,500 | 29 vs 34 prior−15% |
| 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.