Sacramento 95816 · East Sacramento · APN 008-0032-046-0000 · City of Sacramento
Zoned R-4 in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $1,017,000 ($895,000–$1,139,000).
Zone R-4 allows residential use qualifying for ministerial ADU review under state law (9 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 (17 total permits, latest Nov 9, 2022).
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.
$1,017,000
Benchmark range: $895,000 – $1,139,000
about 98% of the lot of the parcel intersects Zone X: minimal flood hazard. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
Addition (adds square footage) (COM-1924713): Issued after 16 mo (11.9× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Accessory dwelling unit at 512 San Miguel Way (0.34 mi NE, in review). 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 (~$1,004/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: 22 homes completed, 12 permitted, 14 proposed or in review; 2 demolitions; 1 commercial or mixed-use project.
46 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.
1,017 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-4 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.
Permit issued and active for 3.4 yr (first record Jun 27, 2023), with no completion or new permit record in 2.7 yr. · 1 unit · $150,000 declared valuation
In "Entitled" for 2.5 yr (since May 28, 2024), with no new permit record in 2.5 yr. · 1 unit · $231,380 declared valuation
Permit issued and active for 2.5 yr (first record May 23, 2024), with no completion or new permit record in 2.4 yr. · 1 unit · $100,000 declared valuation
In "Applied" for 2.2 yr (since Sep 17, 2024), with no new permit record in 2.2 yr. · 1 unit · $500,000 declared valuation
In "Entitled" for 23 mo (since Dec 11, 2024), with no new permit record in 21 mo. · 1 unit · $77,471 declared valuation
In "In review" for 4.4 yr (since Jul 7, 2022), with no new permit record in 20 mo. · 1 unit · $170,000 declared valuation
Nearby new garage / accessory structure (600 San Antonio Way): Issued date changed from (blank) to 2026-10-02
Record RES-2609416 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby new garage / accessory structure (600 San Antonio Way): Description text was updated
Record RES-2609416 · 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 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 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 (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
Nearby new garage / accessory structure (1525 37th St): Status changed from Issued to Finaled
Record RES-2507779 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (852 42nd St): First appeared in published agency feed
Record RES-2621736 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (526 36th St): Status changed from Issued to Finaled
Record RES-2618532 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (1025 Dolores Way): Description text was updated
Record RES-2611366 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (3956 N St): First appeared in published agency feed
Record RES-2622901 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (751 42nd St): First appeared in published agency feed
Record RES-2621591 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (916 Mission Way): Status changed from Issued to Finaled
Record RES-2620229 · 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 "In review" for 4.4 yr (since Jul 7, 2022), 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.
Issued after 16 mo (11.9× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
Issued after 3 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
Pending in review for 6.4 yr (56.8× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Pending in review for 7.9 yr (70.7× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Pending in review for 10.1 yr (90.0× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
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 |
|---|---|---|---|---|
| Jackson Properties | Commercial tenant improvement | 7 on parcel10 in ½ mi | $2,235,400 | 12 vs 23 prior−48% |
| Walker Cellular | HVAC / heat pump | 2 on parcel2 in ½ mi | $30,000 | 0 vs 1 prior |
| Famand | Remodel / interior alteration | 1 on parcel1 in ½ mi | $42,045 |
| 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 ($10,150/yr) + local voter-approved bond debt ($1,421/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.
−$50,280/yr
Cash needed: $223,300
NOI: $11,309/yr
P&I: $5,132/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 | −$4,503/mo | -24.2% | $8,793/mo | −$4,490/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,725/mo | −$4,190/mo | -22.5% | $8,138/mo | −$4,022/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 | −$4,010/mo | -21.5% | $7,949/mo | −$3,666/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 ↗
HVAC C/O
EPC - Like for like 3 - 1 1/2 ton Heat pump condenser units on roof. New units 145lbs - old units 159lbs. 3 inside units remain with only the coils replaced.
PERMIT TO COMPLETE EXPIRED COM-2019273 - T-MOBILE CELL TOWER UPGRADES
PERMIT TO COMPLETE EXPIRED COM-2019273 EPC - Proposed T-Mobile Modification. Remove (6) existing antennas and replace with (9) new antennas on new mounts. Remove (12) existing RRU units and replace with (6) RRU units. Add (2) equipment cabinets. Relocate existing HVAC unit. SEE REVISION COM-2124021: RELOCATE SECTOR B ANTENNA FROM FRONT FACADE TO ROOFTOP
fire equipment
EPC - Installation of new UL300 hood and duct fire suppression system
fire equipment
EPC - INSTALLATION OF ADDITIONAL DEVICES DUE TO REMODEL IN KITCHEN, ENTRY, BATHROOMS & LOUNGE.
MERCY McMAHON - REVISION
EPC - REV TO COM-1924713 - Field corrections-Relocate hand sink. Added details for clarification about furring of walls, new mtl duct and fire resistive liner, updated architectural reference floor plans and section details.
REVISION TO COM-2019273
EPC - revision to COM-2019273: RELOCATE SECTOR B ANTENNA FROM FRONT FACADE TO ROOFTOP
tmobile cell site
Removing and replacing (6) existing antennas with (9) new antennas on new antenna mounts. Remove (12) RRU's and replace w/ (6) RRU's. Install (2) new cabinets and relocate existing HVAC.
Mercy Senior Housing Addition / Remodel
EPC - Mercy Senior Housing Addition / Remodel : Kitchen expanding 51 sf, Dining area expanding 166 sf, Reception / lobby area expanding 94 sf (Addition Total 311 sf ); Remodeling within the Kitchen area (complete); Multi purpose room to have all new finishes, (N) Reading Alcove ; Reception area to be remodeled; Dining room area to be remodeled; (See COM-2206336 for Field corrections-Relocate hand sink. Added details for clarification about furring of walls, new mtl duct and fire resistive liner, updated architectural reference floor plans and section details.)
T-MOBILE CELL TOWER UPGRADES
EPC - Proposed T-Mobile Modification. Remove (6) existing antennas and replace with (9) new antennas on new mounts. Remove (12) existing RRU units and replace with (6) RRU units. Add (2) equipment cabinets. Relocate existing HVAC unit. SEE REVISION COM-2124021: RELOCATE SECTOR B ANTENNA FROM FRONT FACADE TO ROOFTOP
APT # 137) SHOWER ACYRLLIC INSTALLATION
APT # 137: REMOVE (E) TUB AND REPLACE WITH SHOWER (ACRYLLIC) PAN AND WALL ENCLOSURE; REMOVE FURRED WALL; R/R VALVE; ALL WORK IS SUBJECT TO FIELD INSPECTION; WATER CONSERVING FIXTURES REQUIRED; SMOKE ALARMS AND CARBON MONOXIDE DETECTORS REQUIRED. (PER ROB HOATSON - MINOR PERMIT OKAY)
Mercy Senior Housing Addition / Remodel Paper to EPc
Paper to EPC resubmittal for Com-1924713 Mercy Senior Housing Addition / Remodel : Kitchen expanding 51 sf, Dining area expanding 166 sf, Reception / lobby area expanding 94 sf (Addition Total 311 sf ); Remodeling within the Kitchen area (complete); Multi purpose room to have all new finishes, (N) Reading Alcove ; Reception area to be remodeled; Dining room area to be remodeled;
mercy senior housing chapel expansion
demo existing walls, cases and folding wall and construct new rated wall, new electrical, receptacle , lighting, new supply& returns, new plumbing for sink,
door entry
EPC Submittal - Remodel of Commercial Building - Creating a new entry into the computer office. Removal of one non-bearing partition and a portion of a second to create a hall. Lighting upgrade to current code for office area.
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
1.67 acres
Assessor's classification for assessment purposes. This is not zoning.
3865 J ST; 3865 J ST APT 107 APT 107; 3865 J ST APT 108 APT 108
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 008-0032-046-0000. 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.
| 0 vs 3 prior |
| Trane Us | HVAC / heat pump | 1 on parcel1 in ½ mi | $35,000 | 0 vs 0 prior |
| Hue And Cry | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $25,848 | 0 vs 0 prior |
| USA Bath California Remodeling | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $10,921 | 5 vs 8 prior−38% |
| Edison Fire Extinguisher | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $3,200 | 0 vs 0 prior |
| Tms Construction Recent nearby: 1312 42nd St (Feb 19, 2026) | Addition (adds square footage) | 27 in ½ mi | $2,464,288 | 12 vs 13 prior−8% |
| Wells Pools Recent nearby: 409 36th Way (Jun 30, 2026) | Pool / spa | 22 in ½ mi | $1,301,650 | 31 vs 26 prior+19% |
| Connected Technology Recent nearby: 1217 40th St (Apr 24, 2026) | Remodel / interior alteration | 21 in ½ mi | $34,318 | 117 vs 248 prior−53% |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage)On this parcel | 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.
EPC Submittal - Remodel of Commercial Building - Creating a new entry into the computer office. Removal of one non-bearing partition and a portion of a second to create a hall. Lighting upgrade to current code for office area.
Like-4-Like replacement for Kitchen Make-Up Air Unit
EXPEDITED - Like-4-Like replacement for Kitchen Make-Up Air Unit
EPC REMODEL W/PLANS
EPC Submittal - Remodel of Commercial Building - RENOVATION OF PORTION OF 2ND FLOOR OF EXISTING ASSISTED LIVING FACILITY AND CONVERSION TO MEMORY CARE WING. TOTAL WORK AREA IS 10,098 SF. SCOPE OF WORK INCLUDES: CONVERSION OF RESIDENTS' UNITS INTO MC UNITS, CONVERSION OF 1 EXISTING UNIT INTO ART STUDIO AND COMMON USE RESTROOM. CONVERSION OF EXAM AND TOILET ROOMS INTO LAUNDRY, RELOCATING KITCHEN IN DINING ROOM, AND NEW BALCONY GUARD RAIL.
EPC Submittal - Remodel of Commercial Building - RENOVATION OF PORTION OF 2ND FLOOR OF EXISTING ASSISTED LIVING FACILITY AND CONVERSION TO MEMORY CARE WING. TOTAL WORK AREA IS 10,098 SF. SCOPE OF WORK INCLUDES: CONVERSION OF RESIDENTS' UNITS INTO MC UNITS, CONVERSION OF 1 EXISTING UNIT INTO ART STUDIO AND COMMON USE RESTROOM. CONVERSION OF EXAM AND TOILET ROOMS INTO LAUNDRY, RELOCATING KITCHEN IN DINING ROOM, AND NEW BALCONY GUARD RAIL.