Sacramento 95816 · Boulevard Park · APN 007-0025-022-0000 · City of Sacramento
Zoned R-3A-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $878,000 ($773,000–$983,000).
Zone R-3A-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 Dec 8, 2020, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$878,000
Benchmark range: $773,000 – $983,000
Closest lead: 2101 J Mixed Use (0.18 mi W, 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 (~$872/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: 51 homes completed, 115 permitted, 512 proposed or in review (9 of them deed-restricted affordable); 2 demolitions; 1 commercial or mixed-use project.
30 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.
1,046 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-3A as multifamily 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 3.9 yr (since Jan 5, 2023), with no new permit record in 3.5 yr. · 40 units · $11,357,445 declared valuation
In "Entitled" for 2.9 yr (since Dec 1, 2023), with no new permit record in 2.9 yr. · 1 unit
In "Fee estimate" for 3.8 yr (since Feb 1, 2023), with no new permit record in 2.9 yr. · $14,597,000 declared valuation
In "Entitled" for 2.6 yr (since Apr 5, 2024), with no new permit record in 2.6 yr. · 1 unit · $99,402 declared valuation
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
In "Entitled" for 20 mo (since Mar 6, 2025), with no new permit record in 20 mo. · 252 units
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 hvac / heat pump (1831 K St): Project name changed from hvac C/O to HVAC C/O
Record COM-2618453 · 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
Nearby roof replacement (1317 23rd St): First appeared in published agency feed
Record RES-2622069 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (826 17th St): Status changed from Issued to Finaled
Record COM-2614975 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (2800 L St): Status changed from Issued to Finaled
Record COM-2608776 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (1020 29th St): Status changed from Issued to Finaled
Record COM-2619450 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (2600 Capitol Ave 300): First appeared in published agency feed
Record SIG-2621637 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2500 K St): Status changed from Plan Check Target to Plan Check Wait
Record COM-2610269 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (2101 K St): First appeared in published agency feed
Record SIG-2623649 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (711 28th St): First appeared in published agency feed
Record RES-2622390 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (226 21st St): First appeared in published agency feed
Record RES-2623331 · 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 3.9 yr (since Jan 5, 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 (40 housing units, $11,357,445 declared valuation across 2 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).
In "In review" for 9.6 yr (since Apr 18, 2017), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (198 housing units, $55,118,716 declared valuation across 11 permits).
In "Fee estimate" for 3.8 yr (since Feb 1, 2023), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($14,597,000 declared valuation across 2 permits).
In "Entitled" for 17 mo (since Jun 6, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (20 housing units across 0 permits).
In "Entitled" for 20 mo (since Mar 6, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (252 housing units across 0 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 776 parcels
−7.7% YoY
City baseline: 30.4 / 1k
25 in trailing 24m
Includes 0 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Jls Environmental Services | Commercial tenant improvement | 1 on parcel3 in ½ mi | $29,500 | 0 vs 2 prior |
| Davis Reed Construction Recent nearby: 1827 J St (Aug 29, 2019) | New commercial / non-residential building | 24 in ½ mi | $18,904,092 | 0 vs 0 prior |
| Wfc Builders Recent nearby: 2815 J St (Aug 19, 2026) | Commercial tenant improvement |
| 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 ($8,800/yr) + local voter-approved bond debt ($1,232/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.
−$40,549/yr
Cash needed: $193,600
NOI: $12,848/yr
P&I: $4,450/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 | −$3,692/mo | -22.9% | $7,661/mo | −$3,668/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,725/mo | −$3,379/mo | -20.9% | $7,091/mo | −$3,200/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 | −$3,199/mo | -19.8% | $6,926/mo | −$2,844/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 ↗
Tree Damage Repair
Non-structural, interior & exterior repairs due to tree damage, limited to scope outlined in items "a" through "h" of section 2 of the "Conclusions" in attached report. All assemblies and finishes to match existing. Smoke & Carbon Monoxide Alarms required per CRC sections R314 & R315. Access to perform inspection/s must be provided by the Party requesting the inspection.
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.
811 23RD ST; 815 23RD 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 007-0025-022-0000. 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.
| $2,630,789 |
| 23 vs 9 prior+156% |
| Jeff Gunnell Construction Recent nearby: 2020 L St (Jun 29, 2026) | Commercial tenant improvement | 15 in ½ mi | $5,581,289 | 19 vs 8 prior+138% |
| West Fork Construction Recent nearby: 1930 H St (Feb 26, 2018) | Commercial tenant improvement | 12 in ½ mi | $2,464,371 | 0 vs 0 prior |
| Mack Construction Recent nearby: 619 27th St (May 28, 2025) | Addition (adds square footage) | 12 in ½ mi | $797,540 | 2 vs 8 prior−75% |
| Icon General Contractors Merged: ICON GENERAL CONTRACTORS INC · ICON GENERAL CONTRACTORS LLC Recent nearby: 1020 29th St (Feb 11, 2026) | Commercial tenant improvement | 11 in ½ mi | $1,653,507 | 39 vs 62 prior−37% |
| Green Source Construction Recent nearby: 2631 G St (May 5, 2023) | Remodel / interior alteration | 9 in ½ mi | $591,688 | 0 vs 3 prior |
| Mills Builders Recent nearby: 2517 E St (May 30, 2024) | Addition (adds square footage) | 8 in ½ mi | $1,902,000 | 14 vs 7 prior |
| Deacon Construction Recent nearby: 2801 K St (Sep 3, 2026) | Commercial tenant improvement | 7 in ½ mi | $8,467,211 | 12 vs 11 prior+9% |
| 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) |
| General repairOn this parcel | 1,579 | 1d | 14d | 29d | 65d | 20d(vs 8d prior) |
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.