Sacramento 95819 · East Sacramento · APN 004-0342-020-0000 · City of Sacramento
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $1,009,000 ($888,000–$1,130,000).
Public building records show issued construction/renovation work on this parcel (17 total permits, latest Sep 9, 2026).
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)
all of the lot of the parcel intersects Zone X: minimal flood hazard. 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.
$1,009,000
Benchmark range: $888,000 – $1,130,000
Addition (adds square footage) (COM-1809796): Issued after 10 mo (7.0× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: 5617 Elvas Avenue Mixed Use (0.12 mi N, 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 (~$996/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: 11 homes completed, 8 permitted, 5 proposed or in review; 1 demolition.
25 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.
720 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 C-2 as commercial, 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 4.7 yr (first record Mar 9, 2022), with no completion or new permit record in 4.6 yr. · 1 unit · $178,990 declared valuation
In "Entitled" for 4.6 yr (since Apr 21, 2022), with no new permit record in 4.6 yr. · 1 unit
Permit issued and active for 8.5 yr (first record May 18, 2018), with no completion or new permit record in 4.1 yr. · 1 unit · $143,799 declared valuation
In "Approved" for 4.8 yr (since Jan 28, 2022), with no new permit record in 4 yr. · 1 unit · $152,215 declared valuation
Permit issued and active for 3.9 yr (first record Dec 14, 2022), with no completion or new permit record in 3.7 yr. · 1 unit · $47,831 declared valuation
Permit issued and active for 4.7 yr (first record Feb 25, 2022), with no completion or new permit record in 3.6 yr. · 1 unit · $82,920 declared valuation
Nearby roof replacement (1050 54th St): Status changed from Issued to Finaled
Record RES-2522395 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (814 52nd St): First appeared in published agency feed
Record RES-2623832 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (1208 58th St): Status changed from Processing to Issued
Record RES-2620095 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (1208 58th St): Issued date changed from (blank) to 2026-10-06
Record RES-2620095 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (801 52nd St): First appeared in published agency feed
Record RES-2622962 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (5209 Dover Ave): Status changed from Issued to Finaled
Record RES-2505812 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (5362 H St): Status changed from Plan Check Target to Plan Check Wait
Record COM-2620984 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (5262 L St): First appeared in published agency feed
Record RES-2623008 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby demolition (1208 55th St): First appeared in published agency feed
Record RES-2622218 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2621249 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (629 El Dorado Way): Status changed from Issued to Finaled
Record RES-2609098 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (1013 58th St): Status changed from Verify to Issued
Record COM-2618476 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (1013 58th St): Issued date changed from (blank) to 2026-10-05
Record COM-2618476 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (5990 H St): First appeared in published agency feed
Record COM-2623787 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (5534 C St): Status changed from Issued to Finaled
Record RES-2609227 · 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 3.5 yr (since Jun 1, 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 (30 housing units across 0 permits).
High-impact scale (11 housing units, $850,000 declared valuation across 10 permits).
Issued after 10 mo (7.0× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
Active in "Issued" for 4.5 yr (first record May 3, 2022) with no new permit activity recorded in 19 mo. High-impact scale (1 housing unit, $1,200,000 declared valuation across 2 permits).
In "Approved" for 2.3 yr (since Aug 2, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 4.6 yr (since Apr 21, 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 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 |
|---|---|---|---|---|
| Dew Hiersoux Construction | Plan revision / deferred submittal | 11 on parcel13 in ½ mi | $1,185,300 | 2 vs 4 prior |
| Alli Construction | Addition (adds square footage) | 1 on parcel6 in ½ mi | $1,965,000 | 0 vs 0 prior |
| Vitality Construction | Electrical / panel | 1 on parcel2 in ½ mi | $3,050 |
| 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 ($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.
−$50,616/yr
Cash needed: $222,200
NOI: $10,669/yr
P&I: $5,107/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 | −$4,523/mo | -24.4% | $8,751/mo | −$4,512/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,650/mo | −$4,218/mo | -22.8% | $8,100/mo | −$4,057/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 | −$4,043/mo | -21.8% | $7,912/mo | −$3,711/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 / completed11 unitsMay 14, 2018 – Feb 22, 2021
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
TUPELO COFFEE HOUSE
install one (1) illuminated wall sign
REVISION TO COM-1914139
EPC - REVISION TO COM-1914139: "as Built" Fire Alarm System per correction notice from Fire inspection.
Fire Alarm System
EPC - "as Built" Fire Alarm System to complete COM-1914139 Inspections.
REVISION TO COM-1914139
EPC - REVISION TO COM-1914139: As Built Fire Alarm System
REVISION TO COM-1914139
EPC - REVISION TO COM-1914139: Special Inspection form
REVISION TO COM-1914139
EPC - REVISION TO COM-1914139: Second Floor Fire Sprinkler Plan. Update Actual Head Locations.
E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 60 squares of TPO Single Ply. CRRC: 0662-0032
Revision to COM-1914139
Revision to COM-1914139-Changing the north and south shed roof pitch to a shallower pitch to match main roof pitch. On east side of building change out the five windows with three french doors and two larger windows. Add three Juliet Balconies (Flush Railing) to french door assembly. Amending the electrical layout and Mechanical layout as part of the roof pitch change.
REVISION TO COM-1914139
REVISION TO COM-1914139: CHANGE DETAIL ON RV 2.0 TO REFLECT ALTERATION OF COLUMN STRUT WITHIN CORRIDOR.
Fire Sprinklers 1st Flr.
Additional scope of work to COM-1914139 to include fire sprinklers on 1st floor. Total project square footage 924sf.
REVISION TO COM-1914139
REVISION TO COM-1914139 to revise center footing detail for retail space sheet RV-1.
REVISION TO COM-1914139
REVISION TO COM-1914139: Changed Fire Contractor. Newly drawn plans submitted with new stamps, along with updated cover sheet to reflect change. No change to Fire Suppression System Design.
REVISION TO COM-1914139
REVISION TO COM-1914139 to eliminate exterior stairs and revised deck joist and deck finish
Permit to Complete COM-1809796
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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2019 | Permit to Complete COM-1809796(COM-1914139) | 5+ · Renter | — | 11 (Aug 29, 2019) | — | — |
| 2018 | 706 56th Street Apartment Conversion(DR18-174) | 5+ · Renter | 11 (May 14, 2018) | — | — | — |
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
0.77 acres
Assessor's classification for assessment purposes. This is not zoning.
5700 ELVAS AVE; 5704 ELVAS AVE; 5708 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 004-0342-020-0000. 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.
| Watson Companies | Roof replacement | 1 on parcel1 in ½ mi | $61,665 | 0 vs 0 prior |
| Xpress Technical Services | Sign | 1 on parcel1 in ½ mi | $3,200 | 0 vs 0 prior |
| Pacific West Sign | Sign | 1 on parcel1 in ½ mi | $2,600 | 0 vs 0 prior |
| Tim Lewis Communities Recent nearby: 5056 Sutter Park Way (Feb 6, 2024) | New single-family home | 95 in ½ mi | $28,886,215 | 15 vs 1 prior |
| Wells Pools Recent nearby: 370 Messina Dr (Sep 25, 2025) | Pool / spa | 20 in ½ mi | $1,333,000 | 31 vs 26 prior+19% |
| Premier Pools Recent nearby: 5515 J St (Mar 2, 2022) | Pool / spa | 19 in ½ mi | $1,030,501 | 0 vs 0 prior |
| Connected Technology Recent nearby: 5109 Dover Ave (Mar 5, 2026) | Remodel / interior alteration | 15 in ½ mi | $32,389 | 117 vs 248 prior−53% |
| 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 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.
Permit to Complete COM-1809796: convert existing 6940 sq ft of office space to 11 one bedroom apartments, creating a 545 sq ft rooftop deck, 509 sq ft patio area, installing pedestrian gate. - PLNG-INSP (see revision COM-1918613 to eliminate exterior stairs and revise deck joist and deck finish - 9/27/19 - NCB) (see revision COM1920212: Changed Fire Contractor. New plans with stamps, no changes to fire suppression system design.) (see revision COM-1923183 to revise center footing detail, sheet RV-1 in retail space - 11/27/19 - NCB) (see COM-1923278: CHANGE DETAIL ON RV 2.0 TO REFLECT ALTERATION OF COLUMN STRUT WITHIN CORRIDOR). SEE REVISION-Revision to COM-1914139-Changing the north and south shed roof pitch to a shallower pitch to match main roof pitch. On east side of building change out the five windows with three french doors and two larger windows. Add three Juliet Balconies (Flush Railing) to french door assembly. Amending the electrical layout and Mechanical layout as part of the roof pitch change. see revision COM-2014665 for Special Inspection form SEE COM-2102585: "AS-BUILT" FIRE ALARM PLANS per inspection correction notice from Fire.
residential conversion
convert existing 6940 sq ft of office space to 11 one bedroom apartments, creating a 545 sq ft rooftop deck, 509 sq ft patio area, installing pedestrian gate. - PLNG-INSP
Replacement of 8 LED wall pack lighting units: 6 LED (45 watt, 5000k) & 2 LED (90 watt, 5000k)
Knott's Pharmacy
Install attached illuminated sign "Knott's Pharmacy"