Sacramento 95816 · East Sacramento · APN 004-0233-021-0000 · 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 $752,000 ($662,000–$842,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 7,717 sq ft lot. Local precedent is active with 15 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 Nov 7, 2024, 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.
$752,000
Benchmark range: $662,000 – $842,000
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 512 San Miguel Way (160 ft E, 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 (~$752/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: 18 homes completed, 11 permitted, 8 proposed or in review; 1 demolition; 1 commercial or mixed-use project.
39 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.
1,010 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 3.7 yr (since Feb 22, 2023), with no new permit record in 3.5 yr. · 1 unit · $250,000 declared valuation
Permit issued and active for 3.4 yr (first record Jun 27, 2023), with no completion or new permit record in 2.7 yr. · 1 unit · $150,000 declared valuation
In "Entitled" for 2.5 yr (since May 28, 2024), with no new permit record in 2.5 yr. · 1 unit · $231,380 declared valuation
Permit issued and active for 2.5 yr (first record May 23, 2024), with no completion or new permit record in 2.4 yr. · 1 unit · $100,000 declared valuation
In "Applied" for 2.2 yr (since Sep 17, 2024), with no new permit record in 2.2 yr. · 1 unit · $500,000 declared valuation
Permit issued and active for 4.1 yr (first record Sep 21, 2022), with no completion or new permit record in 23 mo. · 1 unit · $200,000 declared valuation
Nearby roof replacement (113 43rd St): Issued date changed from (blank) to 2026-10-22
Record RES-2621070 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (113 43rd St): Description text was updated
Record RES-2621070 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (113 43rd St): Project name changed from 26-03280 remodel to HDB #26-032803 Remodel
Record RES-2621070 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (107 San Antonio Way): Status changed from Issued to Finaled
Record RES-2619750 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (730 46th St): Status changed from Issued to Finaled
Record RES-2607340 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (107 Tivoli Way): First appeared in published agency feed
Record RES-2623067 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (151 San Antonio Way): First appeared in published agency feed
Record RES-2622046 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (421 45th St): Status changed from Issued to Finaled
Record RES-2621368 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (600 45th St): First appeared in published agency feed
Record RES-2623138 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (852 42nd St): First appeared in published agency feed
Record RES-2621736 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (526 36th St): Status changed from Issued to Finaled
Record RES-2618532 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (1025 Dolores Way): Description text was updated
Record RES-2611366 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (3534 C St): First appeared in published agency feed
Record RES-2622097 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (3996 Mckinley Blvd): First appeared in published agency feed
Record RES-2623123 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (324 35th St): Status changed from Issued to Finaled
Record RES-2620983 · 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 4.4 yr (since Jul 7, 2022), 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 "Expired Application" in snapshot Nov 1, 2026.
Active in "Issued" for 18 mo (first record May 20, 2025) with no new permit activity recorded in 15 mo. High-impact scale (1 housing unit, $800,000 declared valuation across 3 permits).
In "Entitled" for 3.7 yr (since Feb 22, 2023), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 3.6 yr (since Apr 25, 2023), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
In "Entitled" for 2.5 yr (since May 28, 2024), 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).
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 |
|---|---|---|---|---|
| Heald Mechanical | HVAC / heat pump | 1 on parcel1 in ½ mi | $14,000 | 0 vs 0 prior |
| Depiazza And Reed Construction Merged: DEPIAZZA AND REED CONSTRUCTION · DEPIAZZA & REED CONSTRUCTION INC Recent nearby: 751 42nd St (Sep 29, 2026) | Addition (adds square footage) | 21 in ½ mi | $3,018,541 | 13 vs 5 prior |
| Connected Technology Recent nearby: 48 Lupine Way (Feb 6, 2026) |
| 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 ($7,500/yr) + local voter-approved bond debt ($1,050/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.
−$31,179/yr
Cash needed: $165,000
NOI: $14,330/yr
P&I: $3,792/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 | −$2,911/mo | -21.2% | $6,571/mo | −$2,877/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,725/mo | −$2,598/mo | -18.9% | $6,082/mo | −$2,409/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 | −$2,418/mo | -17.6% | $5,941/mo | −$2,053/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 ↗
No Duct Work Permitted. Change-out Split System to Split System. 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%.
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
0.18 acres
Assessor's classification for assessment purposes. This is not zoning.
549 39TH 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 004-0233-021-0000. 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.
| Remodel / interior alteration |
| 18 in ½ mi |
| $26,724 |
| 117 vs 248 prior−53% |
| Tms Construction Recent nearby: 4034 Mckinley Blvd (Mar 20, 2026) | Addition (adds square footage) | 15 in ½ mi | $1,342,102 | 12 vs 13 prior−8% |
| Premier Pools Sacramento Recent nearby: 616 35th St (Jan 14, 2026) | Pool / spa | 15 in ½ mi | $1,053,945 | 102 vs 121 prior−16% |
| Kitchen Mart Recent nearby: 4329 I St (Sep 9, 2025) | Remodel / interior alteration | 15 in ½ mi | $714,652 | 62 vs 72 prior−14% |
| Wells Pools Recent nearby: 409 36th Way (Jun 30, 2026) | Pool / spa | 14 in ½ mi | $817,650 | 31 vs 26 prior+19% |
| Premier Pools Recent nearby: 271 39th St (Dec 20, 2021) | Pool / spa | 13 in ½ mi | $879,865 | 0 vs 0 prior |
| Ebco Construction Merged: EBCO CONSTRUCTION INC · EBCO CONSTRUCTION, INC Recent nearby: 4452 B St (Jan 3, 2024) | Remodel / interior alteration | 12 in ½ mi | $540,940 | 1 vs 6 prior |
| Champas Construction Merged: CHAMPAS CONSTRUCTION COMPANY · CHAMPAS CONSTRUCTION COMPANY INC Recent nearby: 3301 C St 710 (Aug 19, 2024) | Remodel / interior alteration | 11 in ½ mi | $1,925,025 | 4 vs 8 prior−50% |
| 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) |
| 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.