2621 Capitol Ave

Sacramento 95816 · Midtown / Winn Park / Capital Avenue · APN 007-0165-012-0000 · City of Sacramento

Compare Property brief (PDF)Timeline ↓Calculator ↓Official records ↓

Executive Verdict · Public-Records Synthesis

ADU screen:Likely eligible Benchmark est.:$761,000 Yr 1 Prop 13 est.:$760/mo

Zoned RO-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $761,000 ($670,000–$852,000).

Upsides & Opportunities

Ministerial ADU / JADU pathway likely eligibleDetails ↓
Zone RO-SPD 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
1 documented municipal building permit on fileDetails ↓
On-parcel permit history is indexed through Oct 13, 2023, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Above-average reinvestment in Midtown / Winn Park / Capital AvenueDetails ↓
89 substantial renovation & housing permits over 24 months (52.9 per 1,000 parcels vs. 30.4 citywide baseline) (#3 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Midtown / Winn Park / Capital Avenue)

Watchouts & Due Diligence

Mapped flood awareness zone (Zone X: reduced flood risk due to levee)Details ↓
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)
6 slow or stalled nearby projects within ½ mileDetails ↓
Closest lead: Hattie's House (0.13 mi SE, entitled). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
Year 1 Prop 13 tax reset (~$9,125/yr at $761,000)Details ↓
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$760/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector

Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.

For saleLast soldEst. price·Click any lot to inspect

What's changing nearby

Since November 2024 within ½ mile: 50 homes completed, 118 permitted, 292 proposed or in review (9 of them deed-restricted affordable); 3 demolitions.

35 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.

910 permits within ½ mile since November 2024

New construction10 · 121 units
Adds housing (ADU)30 · 50 units
Demolition10
Additions & renovations136
Building systems576
Repairs50
Other98

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.

Explore projects on the map →Explore sales & prices →

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

Estimated price, listing status & sales records

Benchmark valuation & transaction history

Estimated PriceZHVI + ACS + Permits

$761,000

Benchmark range: $670,000 – $852,000

Listing StatusOff Market

Not currently listed for sale

Compare nearby sales & prices on map →

Last Sold & Tax Roll

No deed price in open GIS feed

Verify on Assessor Parcel Viewer

How this estimated price is calculated (ZIP ZHVI + Neighborhood ACS + Permit Model)

Model monthly ownership cost ↓

1. Area home value baseline: 70% ZIP 95816 Zillow ZHVI ($703,902, September 2026) + 30% Midtown / Winn Park / Capital Avenue ACS median ($879,942); $756,714
2. Parcel & lot adjustment (1.01×): Single-family lot (6,400 sq ft, +0.5% lot-size adjustment vs 6,000 sq ft standard lot); +$3,907
3. Documented permitted improvements: No recent value-adding ADU, addition, or remodel permits recorded on this parcel; +$0

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.

What could be built here

A screen, not a determination

ADU or junior ADU

Likely eligible

Zoned RO (mixed use): state law allows ADUs where homes are allowed.
On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.

What we couldn't check (4)

Setbacks, height and size limits in the local ADU ordinance
Utility and sewer capacity, fire access
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: two homes on the lot

Unlikely

Zoned RO (mixed use), not a single-family residential zone.

What we couldn't check (6)

Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Rent-controlled or deed-restricted affordable housing on the lot
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Local SB 9 standards (size, setbacks, parking)
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: split into two lots

Unlikely

Zoned RO (mixed use), not a single-family residential zone.

What we couldn't check (6)

Owner-occupancy: the applicant must sign an affidavit to live in one of the homes for 3 years
Whether the lot was created by an earlier SB 9 split, or the owner split an adjacent lot
Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

Mapped hazards on this lot

Fire hazard severity zone: Not in a State-mapped zone
FEMA flood zone: Zone X: reduced flood risk due to leveeFIRM panel 06067C0180J, effective June 16, 2015. Official flood map
Earthquake fault zone: Not in an Alquist-Priolo Earthquake Fault Zone

Built nearby: within ¼ mile since November 2023

Accessory dwelling unit (new or conversion)5

See them on the map →

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 RO as mixed use, checked against the zone description on Oct 24, 2026

Property & area intelligence timeline

108 events · 15 slow/stalled projects

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.

Slow-moving or stalled projects (15)

Active projects spending 12+ months pre-issuance, 24+ months under construction, or 6+ months without new records

Stalled2101 J Mixed UseEntitled
0.48 mi NW
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
StalledHattie's HouseEntitled
0.13 mi SE
In "Entitled" for 3.1 yr (since Oct 6, 2023), with no new permit record in 3.1 yr. · 24 units
Stalled2500 I StreetEntitled
0.32 mi N
In "Entitled" for 3 yr (since Dec 1, 2023), with no new permit record in 3 yr. · 1 unit
StalledAccessory dwelling unit at 2631 Capitol AveEntitled
100 ft SE
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
StalledAccessory dwelling unit at 2502 I StEntitled
0.3 mi N
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
Stalled2415 K Street DuplexesEntitled
0.22 mi NW
In "Entitled" for 17 mo (since Jun 6, 2025), with no new permit record in 17 mo. · 20 units

202615 events

Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.17 mi W
Nearby plan revision / deferred submittal (2431 N St): Status changed from Plan Check Wait to Complete
Record COM-2616674 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.28 mi W
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
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.17 mi E
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
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.42 mi NE
Nearby sign (3001 I St): Status changed from Issued to Expired Permit
Record SIG-2605986 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.37 mi S
Nearby new duplex / half-plex (New duplex at 2616 Q St): Status changed from Plan Check Wait to Plan Check Target
Record RES-2602420 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.23 mi NE
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
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
340 ft SW
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
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.15 mi NW
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
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.44 mi NW
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
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.46 mi E
Nearby repair tied to a housing/code case (1233 32nd St 1): Status changed from Applied to Issued
Record COM-2620318 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.46 mi E
Nearby repair tied to a housing/code case (1233 32nd St 1): Issued date changed from (blank) to 2026-10-01
Record COM-2620318 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.44 mi NE
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
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.13 mi S
Nearby commercial tenant improvement (2626 N St): Status changed from Plan Check Wait to Plan Check Target
Record COM-2615741 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.38 mi N
Nearby plumbing / water heater / sewer (2412 H St): Status changed from Issued to Finaled
Record RES-2616299 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.42 mi NW
Nearby commercial tenant improvement (2201 J St): Description text was updated
Record COM-2519252 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile

Showing 15 of 108 timeline events

Recorded sales & deed transfers: California county recorders do not publish open bulk deed-transfer feeds without owner-PII restrictions, so individual sale deeds are not redistributed here. For official assessment roll and recorded transfer history in City of Sacramento, inspect Assessor Parcel Viewer ↗.

Development graph & closer investigation

6 investigation leads · 10 active builders

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 →

Developments deserving closer investigation (6)

On this parcel & within ½ mile

Hattie's HouseEntitled>90th pct review time (3.1 yr)24 units
0.13 mi SE
In "Entitled" for 3.1 yr (since Oct 6, 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 (24 housing units across 0 permits).
2101 J Mixed UseEntitled>90th pct review time (3.9 yr)40 units
0.48 mi NW
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).
21Q ApartmentsFee estimate>90th pct review time (4.2 yr)248 units
0.5 mi W
In "Fee estimate" for 4.2 yr (since Aug 24, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (248 housing units, $65,000,000 declared valuation across 2 permits).
Accessory dwelling unit at 1301 32nd StIn review>90th pct review time (12 mo)Recent snapshot change
0.45 mi E
In "In review" for 12 mo (since Nov 13, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). project_name changed to "GARAGE CONVERSION TO ADU" in snapshot Nov 1, 2026.
2415 K Street DuplexesEntitled>75th pct review time (17 mo)20 units
0.22 mi NW
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).
New duplex at 2616 Q StIn review>75th pct review time (15 mo)Recent snapshot change
0.37 mi S
In "In review" for 15 mo (since Aug 26, 2025), exceeding the 184d median and 416d 75th percentile for new duplex / half-plex permits in City of Sacramento (n=115). current_status changed to "Plan Check Target" in snapshot Nov 1, 2026.

Neighborhood renovation & housing momentum: Midtown / Winn Park / Capital Avenue

Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,682 parcels

Rank #3 of 102 neighborhoods in acceleration

Last 12m vs prior 12m: 51 vs 38 permits
24m rate per 1,000 parcels: 52.9
5-year substantial permits: 237
Housing additions (24m): 129 units

Active builders & contractors connected to this area (10)

Entity-resolved across corporate suffixes (INC / LLC / CORP)

Builder / contractor	Primary specialty	Here / ½ mi	½ mi valuation	Citywide 24m trend
Central Pacific Roofing	Roof replacement	1 on parcel1 in ½ mi	$9,640	0 vs 0 prior
Wfc Builders Recent nearby: 2815 J St (Aug 19, 2026)	Commercial tenant improvement	26 in ½ mi	$4,102,840	23 vs 9 prior+156%
Jeff Gunnell Construction Recent nearby: 1719 24th St (Aug 19, 2026)	Commercial tenant improvement	17 in ½ mi	$6,401,289	19 vs 8 prior+138%
Icon General Contractors Merged: ICON GENERAL CONTRACTORS INC · ICON GENERAL CONTRACTORS LLC Recent nearby: 1020 29th St (Feb 11, 2026)	Commercial tenant improvement	16 in ½ mi	$1,757,131	39 vs 62 prior−37%
Data Processing Air Recent nearby: 1726 28th St (Aug 26, 2020)	Remodel / interior alteration	13 in ½ mi	$1,490,000	0 vs 0 prior
West Fork Construction Recent nearby: 1201 Alhambra Blvd (Jun 14, 2018)	Commercial tenant improvement	11 in ½ mi	$2,156,323	0 vs 0 prior
Unger Construction Recent nearby: 1601 Alhambra Blvd (Jan 24, 2020)	Commercial tenant improvement	10 in ½ mi	$8,606,626	0 vs 3 prior
Charles Espinoza Construction Recent nearby: 2201 J St (Feb 1, 2023)	Commercial tenant improvement	10 in ½ mi	$839,200	0 vs 2 prior
Hooke Custom Cabinets Recent nearby: 2316 Neighbors Aly (Sep 30, 2021)	Addition (adds square footage)	9 in ½ mi	$1,723,178	0 vs 0 prior
Champas Construction Recent nearby: 1201 Alhambra Blvd (Sep 18, 2023)	Commercial tenant improvement	9 in ½ mi	$568,465	4 vs 8 prior−50%

How long projects typically spend in review in City of Sacramento

Empirical turnaround from application to issuance (trailing 5 years)

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)	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.

Ownership & rental scenario calculator

Prop 13, ADU pro forma & area benchmarks

Area rent & home-value benchmarks (kept separate from your assumptions)

Click any benchmark to pre-fill the calculator

HUD Small Area Fair Market Rent · ZIP 95816

HUD FY 2026 · 40th-percentile gross rent

Census ACS 5-year median gross rent (all bedroom counts combined):

Midtown / Winn Park / Capital Avenue$1,663±$68

ZIP 95816$1,759±$56

Area home-value benchmarks (not an appraisal)

ZIP & neighborhood medians

Zillow ZHVI · ZIP 95816(as of September 2026)Data provided by Zillow · typical mid-tier home value in ZIP

$703,902

ACS Median Home Value · Midtown / Winn Park / Capital AvenueCensus ACS 2020–2024 owner-occupied self-reported median

$880,000±$59,500

ACS Median Home Value · ZIP 95816Census ACS 2020–2024 owner-occupied self-reported median

$821,000±$33,500

1. Purchase, financing & Prop 13 tax reassessment

Purchase price ($)Down payment (%)$152,000Interest rate (%)Loan termClosing costs (%)$15,200

Prop 13 post-purchase property tax estimate

$967/mo ($11,605/yr · 1.19%)

Under 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 ($9,785/yr) + local voter-approved bond debt ($1,370/yr) + fixed direct levies/Mello-Roos ($450/yr).

Voter bond rate (%)$1,370/yrDirect levies / Mello-Roos ($/yr)Check Assessor Parcel Viewer ↗

2. Your rent & operating assumptions

Monthly gross rent ($)Your assumptionVacancy allowance (%)−$248/moManagement (%)$376/moMaintenance (%)$248/moCapEx reserve (%)$248/moInsurance ($/mo)$1,980/yrHOA dues ($/mo)Owner utilities ($/mo)

Insurance & hazard context:

This lot is outside mapped CAL FIRE Fire Hazard Severity Zones and FEMA Special Flood Hazard Areas. California insurance costs still vary widely by roof age, electrical panel, and carrier underwriting; obtain a property-specific quote rather than relying on rules of thumb.

ADU / JADU Value-Add Pro Forma

Gov. Code § 66314: Likely eligible· 5 ADUs permitted within ¼ mi (36m)

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.

Quick ADU presets:

HUD FMR benchmarks:

ADU size (sq ft)<750 sf: SB 13 fee-exemptBuild cost ($/sq ft)Hard/soft: $210,000Permits & fees ($)Total build: $218,500ADU cash (%)Cash: $54,625ADU loan rate (%)Loan: $163,875ADU term (yrs)P&I: $1,295/moADU rent ($/mo)NOI: +$1,470/mo

All-in ADU build cost

$218,500

Combined basis: $978,500

Standalone ADU yield on cost

8.07%

+$17,635/yr ADU NOI

ADU net cash-flow lift

+$174/mo

−$2,658 → −$2,484/mo total

Blended cap rate lift

1.87% → 3.26%

CoC: -19.1% → -13.4%

Supplemental Prop 13 tax

+$208/mo

+$2,491/yr on ADU cost only

Statutory notes: Under CA Gov. Code § 66324 (SB 13), local agencies cannot impose development impact fees on ADUs under 750 sq ft (plan-check, school district fees ≥500 sq ft, and utility connection fees still apply). Under CA Rev. & Tax. Code § 71, building an ADU triggers a supplemental assessment on the new construction value without reassessing the existing dwelling or land. Newly built ADUs also carry a rolling 15-year exemption from statewide AB 1482 rent caps from certificate of occupancy.

3. Scenario results (based on your assumptions)

Net monthly cash flow: −$2,484
Cash-on-cash return: -13.4%
Cap rate (Year 1 NOI): 3.26%
DSCR (NOI / debt): 0.52x
Break-even gross rent: $8,159/mo
Break-even vacancy: 0% (negative at full occ.)

Monthly cash-flow breakdown (Effective gross $4,703 − Operating $2,048 − Debt $5,138)

Gross scheduled rent$4,950

Vacancy allowance (5%)−$248

Effective gross income$4,703

Prop 13 property tax (1.19%)−$967

Property insurance−$210

Management (8%), maintenance (5%) & CapEx (5%)−$871

Net Operating Income (NOI)+$2,654

Mortgage principal & interest (771,875 loan)−$5,138

Net monthly cash flow−$2,484

4. Sensitivity & rent-stabilization ceiling (City of Sacramento)

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	$4,554/mo	−$3,053/mo	-16.5%	$8,815/mo	−$2,946/mo
Base (your inputs)	Your entered assumptions, 3.0%/yr rent growth	$4,950/mo	−$2,484/mo	-13.4%	$8,159/mo	−$2,097/mo
Optimistic (cap-limited)	+6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr)	$5,248/mo	−$2,157/mo	-11.7%	$7,970/mo	−$1,450/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 ↗

Common statutory exemption signals under AB 1482

Housing issued a certificate of occupancy within the last 15 years (rolling exemption under AB 1482).
Separately alienable single-family homes or condominiums not owned by a corporation, REIT, or LLC with a corporate member (when required statutory notice is in the lease).
Owner-occupied duplexes where the owner occupied one unit from the start of the tenancy.

Permit history on this parcel

1 records

Roof replacementCOM-2321657
2621 Capitol Ave com roof permit minor no plans
Roof Permit: Remove and replace existing composition shingles on damaged roof from tree.
Roof Permit: Remove and replace existing composition shingles on damaged roof from tree.
Applied
Oct 11, 2023
Issued
Oct 13, 2023
Recorded status
Finaled as of Nov 1, 2026
Declared valuation
$9,640
Contractor:
Central Pacific Roofing

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.

Housing activity reported to the State

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.

Zoning & planning

Zoning: RO-SPD: Residential Office Zone code
2040 General Plan designation: Neighborhood policy

Source: City of Sacramento CDD, Zoning · Geography: zoning district polygon at parcel point · Source updated Nov 11, 2026 · Retrieved Nov 11, 2026

Parcel facts

Lot size: 6,400 sq ft
Tax rate area: 03005
Assessor land use: Office · Residential Conversion · Two Story
Addresses on parcel: 9

Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 8, 2026 · Retrieved Nov 8, 2026

Official records

Assessor Parcel Viewer
Assessed values and limited building characteristics (Sacramento County Assessor)
Assessed value lookup
Current roll value. This is assessed value, not market value.
Property tax bill
Search by parcel number 007-0165-012-0000. Shows direct levies and special assessments.
City permit portal (Accela)
Search the city's permit system by address or record number
FEMA Flood Map Service Center
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.

Builder / contractor

Primary specialty

Here / ½ mi

½ mi valuation

Citywide 24m trend

Central Pacific Roofing

Roof replacement

1 on parcel1 in ½ mi

$9,640

0 vs 0 prior

Wfc Builders

Recent nearby: 2815 J St (Aug 19, 2026)

Commercial tenant improvement

26 in ½ mi

$4,102,840

23 vs 9 prior+156%

Jeff Gunnell Construction

Recent nearby: 1719 24th St (Aug 19, 2026)

Commercial tenant improvement

17 in ½ mi

$6,401,289

19 vs 8 prior+138%

Icon General Contractors

Merged: ICON GENERAL CONTRACTORS INC · ICON GENERAL CONTRACTORS LLC

Recent nearby: 1020 29th St (Feb 11, 2026)

Commercial tenant improvement

16 in ½ mi

$1,757,131

39 vs 62 prior−37%

Data Processing Air

Recent nearby: 1726 28th St (Aug 26, 2020)

Remodel / interior alteration

13 in ½ mi

$1,490,000

0 vs 0 prior

West Fork Construction

Recent nearby: 1201 Alhambra Blvd (Jun 14, 2018)

Commercial tenant improvement

11 in ½ mi

$2,156,323

0 vs 0 prior

Unger Construction

Recent nearby: 1601 Alhambra Blvd (Jan 24, 2020)

Commercial tenant improvement

10 in ½ mi

$8,606,626

0 vs 3 prior

Charles Espinoza Construction

Recent nearby: 2201 J St (Feb 1, 2023)

Commercial tenant improvement

10 in ½ mi

$839,200

0 vs 2 prior

Hooke Custom Cabinets

Recent nearby: 2316 Neighbors Aly (Sep 30, 2021)

Addition (adds square footage)

9 in ½ mi

$1,723,178

0 vs 0 prior

Champas Construction

Recent nearby: 1201 Alhambra Blvd (Sep 18, 2023)

Commercial tenant improvement

9 in ½ mi

$568,465

4 vs 8 prior−50%

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)

1,693

57d

97d

172d

284d

97d(vs 103d prior)

Addition (adds square footage)

1,948

42d

83d

162d

49d(vs 43d prior)

Remodel / interior alteration

8,151

21d

55d

Commercial tenant improvement

2,366

30d

63d

119d

201d

61d(vs 64d prior)

Roof replacementOn this parcel

19,072

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

$4,554/mo

−$3,053/mo

-16.5%

$8,815/mo

−$2,946/mo

Base (your inputs)

Your entered assumptions, 3.0%/yr rent growth

$4,950/mo

−$2,484/mo

-13.4%

$8,159/mo

−$2,097/mo

Optimistic (cap-limited)

+6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr)

$5,248/mo

−$2,157/mo

-11.7%

$7,970/mo

−$1,450/mo