Sacramento 95819 · East Sacramento · APN 008-0071-009-0000 · City of Sacramento
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 $776,000 ($683,000–$869,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 7,450 sq ft lot. Local precedent is active with 10 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
On-parcel permit history is indexed through Jun 24, 2022, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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.
$776,000
Benchmark range: $683,000 – $869,000
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)
Closest lead: 5617 Elvas Avenue Mixed Use (0.3 mi E, 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 (~$775/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: 16 homes completed, 12 permitted, 5 proposed or in review; 1 demolition.
34 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.
895 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.
Permit issued and active for 8.5 yr (first record May 18, 2018), with no completion or new permit record in 4.1 yr. · 1 unit · $143,799 declared valuation
In "Approved" for 4.8 yr (since Jan 28, 2022), with no new permit record in 4 yr. · 1 unit · $152,215 declared valuation
Permit issued and active for 3.9 yr (first record Dec 14, 2022), with no completion or new permit record in 3.7 yr. · 1 unit · $47,831 declared valuation
Permit issued and active for 4.7 yr (first record Feb 25, 2022), with no completion or new permit record in 3.6 yr. · 1 unit · $82,920 declared valuation
In "Entitled" for 3.5 yr (since May 1, 2023), with no new permit record in 3.5 yr. · 1 unit
In "Entitled" for 3.5 yr (since Jun 1, 2023), with no new permit record in 3.5 yr. · 30 units
Nearby addition (adds square footage) (5362 H St): Status changed from Plan Check Target to Plan Check Wait
Record COM-2620984 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (5262 L St): First appeared in published agency feed
Record RES-2623008 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby demolition (1208 55th St): First appeared in published agency feed
Record RES-2622218 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2621249 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (711 47th St): Status changed from Issued to Finaled
Record RES-2619984 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (501 Pico Way): Status changed from Issued to Finaled
Record RES-2613218 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (1109 48th St): Status changed from Issued to Finaled
Record RES-2621037 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (730 46th St): Status changed from Issued to Finaled
Record RES-2607340 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (629 El Dorado Way): Status changed from Issued to Finaled
Record RES-2609098 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (421 45th St): Status changed from Issued to Finaled
Record RES-2621368 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (600 45th St): First appeared in published agency feed
Record RES-2623138 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (5534 C St): Status changed from Issued to Finaled
Record RES-2609227 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (779 53rd St): Status changed from Plan Check Target to Issued
Record RES-2621185 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (779 53rd St): Issued date changed from (blank) to 2026-10-19
Record RES-2621185 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (779 53rd St): Description text was updated
Record RES-2621185 · 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 3.5 yr (since Jun 1, 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 (30 housing units across 0 permits).
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).
In "In review" for 8 mo (since Mar 11, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 2.7 yr (since Feb 16, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Approved" for 2.3 yr (since Aug 2, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Approved" for 4.8 yr (since Jan 28, 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 |
|---|---|---|---|---|
| Vanderveer Plumbing Sewer And Drain | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $8,500 | 0 vs 0 prior |
| Robert L Stevenson Electric Service | Electrical / panel | 1 on parcel1 in ½ mi | $2,501 | 0 vs 0 prior |
| Tim Lewis Communities Recent nearby: 5056 Sutter Park Way (Feb 6, 2024) | New single-family home |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family homeOn this parcel | 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) |
HUD Small Area Fair Market Rent · ZIP 95819
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 ($7,750/yr) + local voter-approved bond debt ($1,085/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.
−$33,678/yr
Cash needed: $170,500
NOI: $13,348/yr
P&I: $3,919/mo
For $0/mo net cash flow
At $2,650/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 | $2,438/mo | −$3,111/mo | -21.9% | $6,781/mo | −$3,082/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,650/mo | −$2,806/mo | -19.8% | $6,276/mo | −$2,627/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,809/mo | −$2,632/mo | -18.5% | $6,130/mo | −$2,281/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 unitsApr 11, 2022 – May 23, 2022
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
E-Permit: existing panel 100 Amps - Overhead service, new main panel 200 Amps, Replacement weather head/masthead work, main breaker replacement.
NEW BUILDING UNCONDITIONED OFFICE
EPC - UNCONDITIONED OFFICE W/ BATHROOM & STORAGE ACCESSORY STRUCTURE. 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).”
Demo Storage Shed
Demolish 120 s.f. shed.
E-Permit: Sewer Service replacement or repair, Trenchless 75 L.F.
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
0.17 acres
Assessor's classification for assessment purposes. This is not zoning.
5278 H 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 008-0071-009-0000. 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.
| $28,886,215 |
| 15 vs 1 prior |
| Wells Pools Recent nearby: 824 46th St (Feb 6, 2025) | Pool / spa | 24 in ½ mi | $1,556,500 | 31 vs 26 prior+19% |
| Premier Pools Recent nearby: 5515 J St (Mar 2, 2022) | Pool / spa | 23 in ½ mi | $1,267,321 | 0 vs 0 prior |
| Connected Technology Recent nearby: 808 47th St (Oct 16, 2026) | Remodel / interior alteration | 23 in ½ mi | $45,874 | 117 vs 248 prior−53% |
| Tms Construction Recent nearby: 933 47th St (Feb 11, 2026) | Addition (adds square footage) | 18 in ½ mi | $2,141,176 | 12 vs 13 prior−8% |
| Dyer Construction Recent nearby: 934 46th St (May 14, 2025) | Remodel / interior alteration | 13 in ½ mi | $1,018,204 | 10 vs 6 prior |
| Premier Pools Sacramento Recent nearby: 817 45th St (Nov 5, 2024) | Pool / spa | 10 in ½ mi | $744,931 | 102 vs 121 prior−16% |
| Halls Window Center Recent nearby: 4750 C St (Mar 25, 2025) | Remodel / interior alteration | 10 in ½ mi | $149,919 | 26 vs 89 prior−71% |
| Accessory dwelling unit (new or conversion) | 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.