Sacramento 95811 · Midtown / Winn Park / Capital Avenue · APN 007-0252-028-0000 · City of Sacramento
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $749,000 ($659,000–$839,000).
Public building records show issued construction/renovation work on this parcel (14 total permits, latest Oct 28, 2020).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
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.
$749,000
Benchmark range: $659,000 – $839,000
Closest lead: 21Q Apartments (0.12 mi S, fee estimate). 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 (~$749/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: 96 homes completed, 117 permitted, 608 proposed or in review (9 of them deed-restricted affordable); 3 demolitions; 2 commercial or mixed-use projects.
40 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.
949 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.
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 3.5 yr (since May 9, 2023), with no new permit record in 3.5 yr. · 2 units
Permit issued and active for 6.4 yr (first record Jun 22, 2020), with no completion or new permit record in 3.5 yr. · 1 unit · $152,094 declared valuation
Permit issued and active for 3 yr (first record Nov 1, 2023), with no completion or new permit record in 2.9 yr. · 2 units · $175,000 declared valuation
In "Entitled" for 4.5 yr (since Apr 29, 2022), with no new permit record in 2.9 yr. · 600 units · $200,000,000 declared valuation
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
Nearby general repair (1714 21st St 371): Description text was updated
Record COM-2617203 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (1714 21st St 371): Address changed from 1714 21ST ST 317 to 1714 21ST ST 371
Record COM-2617203 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1806 26th St): First appeared in published agency feed
Record RES-2622379 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
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
Nearby commercial tenant improvement (1420 16th St 150): Status changed from Issued to Expired Permit
Record COM-2517734 · 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): Status changed from Plan Check Wait to Issued
Record COM-2618453 · 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): Issued date changed from (blank) to 2026-10-20
Record COM-2618453 · 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 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 plan revision / deferred submittal (2504 Solons Aly): First appeared in published agency feed
Record RES-2622092 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2607455 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2607455 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2607455 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2602420 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2422144 · 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 "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).
In "Entitled" for 4.5 yr (since Apr 29, 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 (600 housing units, $200,000,000 declared valuation across 1 permit).
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 "Applied" for 7 mo (since Apr 27, 2026), 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.
In "Fee estimate" for 22 mo (since Jan 22, 2025), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($1,500,000 declared valuation across 2 permits).
In "Entitled" for 2.3 yr (since Jul 17, 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 (6 housing units across 0 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,682 parcels
+34.2% YoY
City baseline: 30.4 / 1k
89 in trailing 24m
Includes 12 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Charles Espinoza Construction | Commercial tenant improvement | 6 on parcel12 in ½ mi | $939,200 | 0 vs 2 prior |
| Gp Development | Commercial tenant improvement | 3 on parcel3 in ½ mi | $27,500 | 7 vs 15 prior−53% |
| American Chiller Service | HVAC / heat pump | 1 on parcel1 in ½ mi |
| 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 95811
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.
−$34,430/yr
Cash needed: $165,000
NOI: $11,079/yr
P&I: $3,792/mo
For $0/mo net cash flow
At $2,375/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 | $2,185/mo | −$3,142/mo | -22.9% | $6,571/mo | −$3,122/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,375/mo | −$2,869/mo | -20.9% | $6,082/mo | −$2,714/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,518/mo | −$2,712/mo | -19.7% | $5,941/mo | −$2,404/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 ↗
Replace Gas Line
Replace existing 2½" underground gas line with exposed gas line - approx. 40 linft
Interior Remodel
EXPEDITED - Install a new 1 hr ceiling assembly at existing space.
Revision
EXPEDITED - Revision to Com-1706752 revised construction type and revised 3rd floor restroom plan from approved.
REALTY ADVISORS property, install 1000sf type x sheetrock
install 1000sf of type x sheetrock, 2 layers. on the 3rd fl.
Revision
EXPEDITED - Revision to Com-1621117 revised details for fire rated ceiling
Accessibility Upgrades
EXPEDITED - Voluntary accessibility upgrade to the restrooms on the third floor. Work to include new fixtures and finishes. No increase in area or change of use.
Commercial Remodel
Interior office remodel of existing 2nd floor office space: relocate some walls, extend others to underside of structural ceiling, new walls for storage spaces, new lights, flooring, doors and paint.
DEMO 3RD FL
EXPEDITED - INTERIOR DEMO OF 3RD FL TO INCLUDE DEMO OF INTERIOR PARTITION WALLS, CEILINGS, FRAMING, LIGHTS.
EPC - CHANGE OF USE FROM B TO A-3-Remodel of Commercial Building - Commercial Remodel for new P2O in an existing building. New work to include accessibility upgrades to restrooms for both men and women and new finishes including ceiling, lighting, millwork, sauna, breakroom and offices.
Interior Demo 2nd floor
EXPEDITED - Interior demolition of non load bearing partitions and some ceilings with associated plumbing/mechanical, electrical and fire sprinklers.
ROOFTOP HVAC
EXPEDITED - REPLACE BUILT UP HVAC CONDENSING SYSTEM, REMOVAL OF (2) COOLING TOWER, (2) CONDENSING UNITS, (1) PUMP, ELECTRICAL STARTERS, CONTROLS AND ASSOCIATED PIPING. INSTALL (1) COOLING TOWER (2) CONDENSING UNITS (1) PUMP, ELECTRICAL STARTERS, CONTROLS AND ASSOCIATED PIPING.
EPC Submittal - Remodel of Commercial Building - Commercial T.I. for new P2O in an existing building. New work to include ADA compliant restrooms for both men and women and new finishes including ceiling, lighting, millwork, sauna, breakroom and offices.
REALTY property, selective removal of asbestos material
EXPEDITED - selective removal of asbestos material, VCT, BLACK MASTIC & CARPET GLUE & MASTIC REMOVAL. ALL WORK ON THE 1ST FLOOR.
Interior Demo
EXPEDITED - Interior demolition per approved plans.
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
0.60 acres
Assessor's classification for assessment purposes. This is not zoning.
1503 21ST ST; 1507 21ST 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 007-0252-028-0000. 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.
| $142,038 |
| 0 vs 0 prior |
| United Valley | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $8,840 | 0 vs 0 prior |
| Grupe Homes Recent nearby: 1600 20th St (Mar 16, 2018) | New single-family home | 44 in ½ mi | $7,957,986 | 0 vs 0 prior |
| Davis Reed Construction Recent nearby: 1827 J St (Aug 29, 2019) | New commercial / non-residential building | 28 in ½ mi | $37,354,767 | 0 vs 0 prior |
| 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% |
| Black Pine Builders Recent nearby: 2011 Slamson Ln (Jan 22, 2025) | New single-family home | 16 in ½ mi | $8,724,933 | 2 vs 0 prior |
| Marketone Builders Recent nearby: 1015 20th St (Sep 25, 2026) | Commercial tenant improvement | 13 in ½ mi | $12,363,543 | 10 vs 13 prior−23% |
| Ap Thomas Construction Recent nearby: 1610 R St 145 (Mar 17, 2022) | Commercial tenant improvement | 12 in ½ mi | $8,746,603 | 0 vs 3 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 improvementOn this parcel | 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.