Parcel Context · Public-Records Property BriefAPN 008-0052-013-0000

800 45th St

Sacramento 95819 · East Sacramento · City of Sacramento · Coordinates: 38.57031, -121.44601

Executive Verdict · Public-Records Synthesis

Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $931,000 ($819,000–$1,043,000).

Upsides & Opportunities

✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 4,792 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
✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Sep 21, 2026, 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 East Sacramento
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)

Watchouts & Due Diligence

! Mapped flood awareness zone (Zone X: reduced flood risk due to levee)
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 mile
Closest lead: Accessory dwelling unit at 512 San Miguel Way (0.45 mi NW, 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)
! Year 1 Prop 13 tax reset (~$11,063/yr at $931,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$922/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector

Parcel & Assessor

Lot size:: 4,792 sq ft (0.11 ac)
Assessor use:: Residential · Two Family · Duplex
Tax rate area:: 03005
Addresses on lot:: 800 45TH ST; 802 45TH ST

Zoning & Land Use

R-1 — Single-Unit Dwelling Zone (R)

2040 General Plan: Neighborhood (FAR up to 1)

State Housing Pathways Screen (ADU & SB 9)

ADU or junior ADULikely eligible
Zoned R-1 (single-family residential): state law allows ADUs where homes are allowed.
SB 9: two homes on the lotLikely eligible
Zoned R-1, a single-family residential zone.
SB 9: split into two lotsLikely eligible
Zoned R-1, a single-family residential zone. The lot is 4,792 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.

Mapped Hazard Zones on This Lot

CAL FIRE Fire Hazard Severity Zone: Not in a State-mapped fire hazard severity zone
FEMA National Flood Hazard Layer: Zone X: reduced flood risk due to levee (all of the lot) · FIRM panel 06067C0180J, effective June 16, 2015
CGS Alquist-Priolo Earthquake Fault Zone: Not in an Alquist-Priolo Earthquake Fault Zone

Surrounding Rent & Value Benchmarks (Public Records)

Estimated Price (ZIP ZHVI + Neighborhood ACS + Permit Model):$931,000

Range: $819,000 – $1,043,000 · Status: Off market

HUD Small Area FMR (ZIP 95819) · FY 2026

Studio $2,050 · 1BR $2,150 · 2BR $2,640 · 3BR $3,510 · 4BR $4,050

ACS 2020–2024 Median Gross Rent (East Sacramento):$2,074±$120

ACS 2020–2024 Median Gross Rent (ZIP 95819):$2,020±$101

Zillow Home Value Index (ZIP 95819, September 2026):$740,399

ACS 2020–2024 Median Home Value (East Sacramento):$816,000±$32,200

ACS 2020–2024 Median Home Value (ZIP 95819):$759,000±$33,200

Nearby Activity (½ mile radius, since November 2024)

44 active or recent development projects (41 housing units across completed, permitted, and pipeline stages) and 1,057 total building permits recorded within ½ mile.

New construction18 permits (5 units)
Adds housing (ADU)32 permits (37 units)
Demolition30 permits
Additions & renovations202 permits
Building systems713 permits
Repairs24 permits
Other38 permits

Developments Deserving Closer Investigation & Active Area Builders

Accessory dwelling unit at 512 San Miguel Way (In review)0.45 mi NW
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.
New home at 3945 L St (Issued)0.49 mi W
Active in "Issued" for 18 mo (first record May 20, 2025) with no new permit activity recorded in 15 mo. High-impact scale (1 housing unit, $800,000 declared valuation across 3 permits).
New home at 5208 Sutter Park Way (Issued)0.5 mi E
Active in "Issued" for 4.5 yr (first record May 3, 2022) with no new permit activity recorded in 19 mo. High-impact scale (1 housing unit, $1,200,000 declared valuation across 2 permits).
Accessory dwelling unit at 4225 Frog Aly (Entitled)0.2 mi NW
In "Entitled" for 2.5 yr (since May 28, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).

Entity-resolved builders & contractors in ½ mile: Alta Cal Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Tokay Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Hoyt Mechanical (1 on parcel, 1 in ½ mi · HVAC / heat pump); Quality Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Tim Lewis Communities (95 in ½ mi · New single-family home).

Permit & Project History on This Parcel (4 permits, 0 grouped projects)

Record #	Category	Status	Applied / Issued	Valuation	Description
RES-2620892	Roof replacement	Finaled	Iss. Sep 21, 2026	$13,000	E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 21 squares of 30yr Laminated Dimensional Composition. CRRC: 0668-011…
RES-2607878	HVAC / heat pump	Finaled	Iss. Apr 21, 2026	$8,910	No Duct Work Permitted. Change-out Mini-Split System to Mini-Split System. The existing unit shall be removed. The new u…
RES-2520038	HVAC / heat pump	Finaled	Iss. Sep 23, 2025	$11,322	Change-out Mini-Split System to Mini-Split System. The existing unit shall be removed. The new unit shall be placed in t…
RES-2008089	Electrical / panel	Finaled	Iss. May 14, 2020	$2,461	E-Permit: existing panel 200 Amps - Overhead service, new main panel 200 Amps, New Install weather head/masthead work.

Executive Verdict · Public-Records Synthesis

Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $931,000 ($819,000–$1,043,000).

Upsides & Opportunities

✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 4,792 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
✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Sep 21, 2026, 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 East Sacramento
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)

Watchouts & Due Diligence

! Mapped flood awareness zone (Zone X: reduced flood risk due to levee)
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 mile
Closest lead: Accessory dwelling unit at 512 San Miguel Way (0.45 mi NW, 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)
! Year 1 Prop 13 tax reset (~$11,063/yr at $931,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$922/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector

State Housing Pathways Screen (ADU & SB 9)

ADU or junior ADULikely eligible

Zoned R-1 (single-family residential): state law allows ADUs where homes are allowed.

SB 9: two homes on the lotLikely eligible

Zoned R-1, a single-family residential zone.

SB 9: split into two lotsLikely eligible

Zoned R-1, a single-family residential zone. The lot is 4,792 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.

Mapped Hazard Zones on This Lot

CAL FIRE Fire Hazard Severity Zone

Not in a State-mapped fire hazard severity zone

FEMA National Flood Hazard Layer

Zone X: reduced flood risk due to levee (all of the lot) · FIRM panel 06067C0180J, effective June 16, 2015

CGS Alquist-Priolo Earthquake Fault Zone

Not in an Alquist-Priolo Earthquake Fault Zone

Surrounding Rent & Value Benchmarks (Public Records)

Estimated Price (ZIP ZHVI + Neighborhood ACS + Permit Model):$931,000

Range: $819,000 – $1,043,000 · Status: Off market

HUD Small Area FMR (ZIP 95819) · FY 2026

Studio $2,050 · 1BR $2,150 · 2BR $2,640 · 3BR $3,510 · 4BR $4,050

ACS 2020–2024 Median Gross Rent (East Sacramento):$2,074±$120

ACS 2020–2024 Median Gross Rent (ZIP 95819):$2,020±$101

Zillow Home Value Index (ZIP 95819, September 2026):$740,399

ACS 2020–2024 Median Home Value (East Sacramento):$816,000±$32,200

ACS 2020–2024 Median Home Value (ZIP 95819):$759,000±$33,200

Nearby Activity (½ mile radius, since November 2024)

44 active or recent development projects (41 housing units across completed, permitted, and pipeline stages) and 1,057 total building permits recorded within ½ mile.

New construction18 permits (5 units)

Adds housing (ADU)32 permits (37 units)

Demolition30 permits

Additions & renovations202 permits

Building systems713 permits

Repairs24 permits

Other38 permits

Developments Deserving Closer Investigation & Active Area Builders

Accessory dwelling unit at 512 San Miguel Way (In review)0.45 mi NW

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.

New home at 3945 L St (Issued)0.49 mi W

Active in "Issued" for 18 mo (first record May 20, 2025) with no new permit activity recorded in 15 mo. High-impact scale (1 housing unit, $800,000 declared valuation across 3 permits).

New home at 5208 Sutter Park Way (Issued)0.5 mi E

Active in "Issued" for 4.5 yr (first record May 3, 2022) with no new permit activity recorded in 19 mo. High-impact scale (1 housing unit, $1,200,000 declared valuation across 2 permits).

Accessory dwelling unit at 4225 Frog Aly (Entitled)0.2 mi NW

In "Entitled" for 2.5 yr (since May 28, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).

Record #