Sacramento 95819 · River Park · APN 005-0101-023-0000 · City of Sacramento
Zoned R-2 in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $733,000 ($645,000–$821,000).
Zone R-2 allows residential use qualifying for ministerial ADU review under state law (5 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 (5 total permits, latest Aug 16, 2022).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
88 substantial renovation & housing permits over 24 months (58.3 per 1,000 parcels vs. 30.4 citywide baseline) (#14 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (River Park)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$733,000
Benchmark range: $645,000 – $821,000
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: 5617 Elvas Avenue Mixed Use (0.46 mi S, 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 (~$734/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: 14 homes completed, 3 permitted, 2 proposed or in review.
19 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.
767 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-2 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 5.1 yr (since Sep 22, 2021), with no new permit record in 5.1 yr. · 2 units
In "Entitled" for 4.9 yr (since Dec 16, 2021), with no new permit record in 4.9 yr. · 2 units
In "Entitled" for 4.9 yr (since Dec 29, 2021), with no new permit record in 4.9 yr. · 1 unit
In "Entitled" for 4.6 yr (since Apr 21, 2022), with no new permit record in 4.6 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 3.8 yr (since Jan 24, 2023), with no new permit record in 3.8 yr. · 1 unit
Nearby electrical / panel (5336 Spilman Ave): Status changed from Issued to Finaled
Record RES-2615325 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (5369 Cisco Cir): First appeared in published agency feed
Record RES-2622104 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (5330 Caleb Ave): First appeared in published agency feed
Record RES-2622365 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (5380 Monalee Ave): First appeared in published agency feed
Record RES-2623301 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (5500 Aileen Way): Status changed from Issued to Finaled
Record RES-2525616 · 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 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 remodel / interior alteration (5400 Caleb Ave): Status changed from Issued to Finaled
Record RES-2613423 · 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 remodel / interior alteration (62 46th St): Status changed from Plan Check Target to Issued
Record RES-2620668 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (62 46th St): Issued date changed from (blank) to 2026-10-21
Record RES-2620668 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (62 46th St): Description text was updated
Record RES-2620668 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (4902 Jerry Way): First appeared in published agency feed
Record RES-2622536 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (48 45th St): Status changed from Issued to Finaled
Record RES-2617313 · 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 3.4 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).
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 "Entitled" for 2 yr (since Nov 18, 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 4.1 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 "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).
In "Entitled" for 3.8 yr (since Jan 24, 2023), 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 1,510 parcels
−4.4% YoY
City baseline: 30.4 / 1k
88 in trailing 24m
Includes 8 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Americas Vinyl Exteriors | Remodel / interior alteration | 1 on parcel3 in ½ mi | $56,879 | 26 vs 33 prior−21% |
| Bonney Plumbing | Plumbing / water heater / sewer | 1 on parcel2 in ½ mi | $5,820 | 45 vs 99 prior−55% |
| Roseville Roofing | Roof replacement | 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 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 ($7,350/yr) + local voter-approved bond debt ($1,029/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.
−$30,795/yr
Cash needed: $161,700
NOI: $13,804/yr
P&I: $3,717/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 | −$2,871/mo | -21.3% | $6,445/mo | −$2,838/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,650/mo | −$2,566/mo | -19.0% | $5,966/mo | −$2,383/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 | −$2,391/mo | -17.7% | $5,827/mo | −$2,038/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 ↗
5281 Moddison Ave (Bathroom Remodel)
5281 Moddison Ave (Bathroom Remodel). Hall bath and half bath remodel: Hall Bath : R/R like for like tub, shower surround, pan, valve, vanity, sink, faucet, fan, lighting. 1/2 bath: R/R like for like vanity, sink, faucet, fan, toilet, lighting. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994, are exempt
Change-out installation of Gas - 030 gallon to Gas - 030 gallon, located inside building, screening not required.
REROOF
Tear Off - Yes, Resheet - Yes, 3 layer(s), 23 squares of 30yr Laminated Dimensional Composition. In-progress inspection required if 10 squares or greater. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
HVAC CHANGE OUT
Change-out w/new ducts 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%. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
Gerich window replacement
Replacing 11 windows like for like retro, Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
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
0.13 acres
Assessor's classification for assessment purposes. This is not zoning.
5281 MODDISON 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 005-0101-023-0000. 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.
| $13,000 |
| 0 vs 0 prior |
| Rush Mechanical | HVAC / heat pump | 1 on parcel1 in ½ mi | $9,200 | 0 vs 0 prior |
| Cherry Home Improvement | Windows / doors / siding | 1 on parcel1 in ½ mi | $6,300 | 0 vs 0 prior |
| Tim Lewis Communities Recent nearby: 5056 Sutter Park Way (Feb 6, 2024) | New single-family home | 94 in ½ mi | $28,811,215 | 15 vs 1 prior |
| Wells Pools Recent nearby: 370 Messina Dr (Sep 25, 2025) | Pool / spa | 22 in ½ mi | $1,376,000 | 31 vs 26 prior+19% |
| Kitchen Mart Recent nearby: 5031 Teichert Ave (Jul 31, 2026) | Remodel / interior alteration | 20 in ½ mi | $822,055 | 62 vs 72 prior−14% |
| J And A Pino Construction Recent nearby: 421 Pala Way (Nov 20, 2024) | Addition (adds square footage) | 14 in ½ mi | $1,663,576 | 3 vs 1 prior |
| Premier Pools Recent nearby: 633 54th St (Jul 22, 2021) | Pool / spa | 13 in ½ mi | $689,447 | 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 alterationOn this parcel | 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.