Sacramento 95816 · East Sacramento · APN 007-0292-014-0000 · City of Sacramento
Zoned R-1-SPD in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $1,063,000 ($935,000–$1,191,000).
Zoned R-1-SPD supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 3,049 sq ft lot. Local precedent is active with 18 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Jun 11, 2024).
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$1,063,000
Benchmark range: $935,000 – $1,191,000
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)
Accessory dwelling unit (new or conversion) (RES-2313317): Issued after 7 mo (2.3× the 97d median) — above the 75th percentile for accessory dwelling unit (new or conversion) permits in City of Sacramento (median 97d, 75th pct 172d, n=1,693).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Hattie's House (0.4 mi NW, 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 (~$1,047/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: 34 homes completed, 17 permitted, 18 proposed or in review; 2 demolitions.
42 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.
738 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-1 as single-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 "Fee estimate" for 4.8 yr (since Feb 1, 2022), with no new permit record in 4.5 yr. · 1 unit · $600,000 declared valuation
In "Entitled" for 4.4 yr (since Jun 24, 2022), with no new permit record in 4.3 yr. · 1 unit · $1,100 declared valuation
In "Entitled" for 3.1 yr (since Oct 6, 2023), with no new permit record in 3.1 yr. · 24 units
In "Fee estimate" for 2.1 yr (since Oct 22, 2024), with no new permit record in 2 yr. · 3 units · $359,520 declared valuation
In "Entitled" for 2.3 yr (since Jul 26, 2024), with no new permit record in 19 mo. · 1 unit · $150,000 declared valuation
Permit issued and active for 2.3 yr (first record Jul 26, 2024), with no completion or new permit record in 19 mo. · 1 unit · $450,000 declared valuation
Nearby roof replacement (1120 37th St): First appeared in published agency feed
Record RES-2623355 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2820 P St): Status changed from Issued to Expired Permit
Record COM-2520180 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (3301 Folsom Blvd): Status changed from Processing to Issued
Record COM-2618885 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (3301 Folsom Blvd): Issued date changed from (blank) to 2026-10-01
Record COM-2618885 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (3230 J St): Status changed from Issued to Finaled
Record COM-2620054 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (2820 O St): Status changed from Plan Check Target to Issued
Record COM-2610276 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (2820 O St): Issued date changed from (blank) to 2026-10-20
Record COM-2610276 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (2820 O St): Project name changed from (blank) to INTERIOR REMODEL
Record COM-2610276 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (3700 Folsom Blvd): First appeared in published agency feed
Record RES-2623654 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (1476 33rd St): Status changed from Issued to Finaled
Record RES-2619213 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby demolition (1525 37th St): Status changed from Issued to Finaled
Record RES-2521643 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby demolition (1525 37th St): Project name changed from 1527 37TH Street res demo permit to 1525 37TH Street res demo permit
Record RES-2521643 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby demolition (1525 37th St): Address changed from 1527 37TH ST to 1525 37TH ST
Record RES-2521643 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (1633 37th St): First appeared in published agency feed
Record RES-2622238 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (1241 Dolores Way): Status changed from Issued to Finaled
Record RES-2608630 · 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 3.1 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).
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.
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.
Issued after 7 mo (2.3× the 97d median) — above the 75th percentile for accessory dwelling unit (new or conversion) permits in City of Sacramento (median 97d, 75th pct 172d, n=1,693).
In "Entitled" for 4.4 yr (since Jun 24, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Fee estimate" for 4.8 yr (since Feb 1, 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 |
|---|---|---|---|---|
| Anchored Tiny Homes Merged: ANCHORED TINY HOMES INCORPORATED · ANCHORED TINY HOMES LLC | Accessory dwelling unit (new or conversion) | 4 on parcel8 in ½ mi | $598,945 | 1 vs 52 prior−98% |
| Fletchers Plumbing And Contracting | Plumbing / water heater / sewer | 2 on parcel2 in ½ mi | $7,200 | 0 vs 0 prior |
| Rooneys Plumbing | Plumbing / water heater / sewer |
| 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 ($10,650/yr) + local voter-approved bond debt ($1,491/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.
−$53,884/yr
Cash needed: $234,300
NOI: $10,739/yr
P&I: $5,385/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 | −$4,803/mo | -24.6% | $9,212/mo | −$4,794/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,725/mo | −$4,490/mo | -23.0% | $8,526/mo | −$4,326/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 | −$4,310/mo | -22.1% | $8,328/mo | −$3,970/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 / completed1 unitsJun 28, 2023 – May 13, 2025
Finaled / completedFeb 2, 2024 – Feb 5, 2024
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
E-Permit: existing panel 125 Amps - Underground service, new main panel 225 Amps, N/A weather head/masthead work.
REVISION TO RES-2313317
EPC - REVISION TO RES-2313317. Adding a washer and dryer to the ADU.
Detached ADU
EPC - EXPEDITED - New 360 sqft Detached ADU (1 bed, 1 bath) with a 9 sqft water heater closet. Garage to be demolished on separate wrecking permit. 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).” “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.” SEE REVISION RES-2411560. Adding a washer and dryer to the ADU.
DEMO DETACHED ADU
Demo detached 360SF ADU.
E-Permit: Gas Line replacement, repair, or new leg, 23 L.F.
E-Permit: Gas Line replacement, repair, or new leg, 20 L.F.
E-Permit: existing panel 100 Amps - Overhead service, new main panel 100 Amps, Replacement weather head/masthead work, main breaker replacement.
Change-out installation of Electric - 040 gallon to Gas - Tankless, relocate to outside building, N/A.
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 |
|---|---|---|---|---|---|---|
| 2025 | Detached ADU(RES-2313317) | ADU · Renter | — | — | 1 (May 13, 2025) | — |
| 2024 | Detached ADU(RES-2313317) | ADU · Renter | — | 1 (Feb 7, 2024) | — | — |
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.
1555 1/2 32ND ST; 1555 32ND ST; 1557 32ND 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 007-0292-014-0000. 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.
| $3,390 |
| 0 vs 0 prior |
| Superior Electrical Service Technicians | Electrical / panel | 1 on parcel1 in ½ mi | $2,100 | 0 vs 7 prior |
| Wfc Builders Recent nearby: 1625 Stockton Blvd 205 (Feb 24, 2026) | Commercial tenant improvement | 17 in ½ mi | $2,643,714 | 23 vs 9 prior+156% |
| 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 |
| Wells Pools Recent nearby: 1424 38th St (May 5, 2026) | Pool / spa | 11 in ½ mi | $560,000 | 31 vs 26 prior+19% |
| Tuff Shed Recent nearby: 1521 35th St (Sep 11, 2026) | New garage / accessory structure | 10 in ½ mi | $181,143 | 25 vs 15 prior+67% |
| Unger Construction Recent nearby: 1601 Alhambra Blvd (Jan 24, 2020) | Commercial tenant improvement | 9 in ½ mi | $5,806,626 | 0 vs 3 prior |
| West Fork Construction Recent nearby: 1625 Stockton Blvd 204 (Jul 3, 2018) | Commercial tenant improvement | 9 in ½ mi | $1,772,361 | 0 vs 0 prior |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| DemolitionOn this parcel | 705 | 0d | 1d | 7d | 35d | 2d |
| 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) |
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.