Sacramento 95816 · East Sacramento · APN 008-0253-013-0000 · 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 $972,000 ($855,000–$1,089,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 28,778 sq ft lot. Local precedent is active with 14 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 (5 total permits, latest Jan 23, 2025).
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.
$972,000
Benchmark range: $855,000 – $1,089,000
about 3% 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)
Kapicka Residence + ADU: In "Entitled" for 7.1 yr (since Oct 14, 2019), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Accessory dwelling unit at 1301 32nd St (0.49 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)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$961/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: 21 homes completed, 17 permitted, 5 proposed or in review; 4 demolitions; 1 commercial or mixed-use project.
43 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.
922 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 "Entitled" for 7.1 yr (since Oct 14, 2019), with no new permit record in 7.1 yr. · 1 unit
Permit issued and active for 3.9 yr (first record Dec 21, 2022), with no completion or new permit record in 3.2 yr. · 1 unit · $40,139 declared valuation
Permit issued and active for 3.9 yr (first record Dec 21, 2022), with no completion or new permit record in 3 yr. · 1 unit · $197,000 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 "Entitled" for 2.3 yr (since Jul 26, 2024), with no new permit record in 19 mo. · 1 unit · $150,000 declared valuation
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 electrical / panel (1732 41st St): Status changed from Issued to Finaled
Record RES-2618729 · 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
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 (1538 Santa Ynez Way): First appeared in published agency feed
Record RES-2622771 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (1708 38th St): Status changed from Issued to Finaled
Record RES-2620725 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (1753 40th St): Status changed from Issued to Finaled
Record RES-2620923 · 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 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
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 7.1 yr (since Oct 14, 2019), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
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.
Issued after 6 mo — slower than 90% of plumbing / water heater / sewer permits in City of Sacramento (median 0d, 90th pct 1d, n=18,112).
Issued after 6 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
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).
In "Approved" for 15 mo (since Aug 25, 2025), 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 |
|---|---|---|---|---|
| Henley Homes | Other | 3 on parcel3 in ½ mi | $495,000 | 0 vs 2 prior |
| Cmdesign | Pool / spa | 1 on parcel1 in ½ mi | $20,000 | 0 vs 0 prior |
| Tms Construction Recent nearby: 1312 42nd St (Feb 19, 2026) | Remodel / interior alteration | 24 in ½ mi | $1,788,717 |
| 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 ($9,700/yr) + local voter-approved bond debt ($1,358/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.
−$47,036/yr
Cash needed: $213,400
NOI: $11,822/yr
P&I: $4,905/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 | −$4,233/mo | -23.8% | $8,415/mo | −$4,216/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,725/mo | −$3,920/mo | -22.0% | $7,789/mo | −$3,748/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 | −$3,740/mo | -21.0% | $7,608/mo | −$3,392/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 ↗
Entitled1 unitsOct 14, 2019 – Oct 14, 2019
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
REVISION TO RES-2225781
EPC - REVISION TO RES-2225781 REVISION TO DELETE PROPOSED SHADE STRUCTURE IN BACKYARD. SHARED PLANS WERE REVEIEWED UNDER RES-225780
148 39th st / Re-plaster
Pool Re-plaster - new pump filter and control system Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
CMU Wall
EPC - REMOVE 150 L.F. OF EXISTING 6' TALL WOOD FENCE ALONG 39TH ST. AND REPLACE WITH NEW 6' TALL CMU 8"X8"X16" SPLIT-FACE BLOCK WALL W/ PEAKED PRE-CAST CONCRETE CAP. (OWNER TO PLAN CLIMBING VEGETATION ON WALL UPON COMPLETION)
SHADE STRUCTURE SHARED WITH RES-2225780
EPC - 2 SHARED PLANS WITH RES-2225780 BUILD NEW 377 SF SHADE STRUCTURE AT BACK YARD WITH OUTDOOR KITCHEN AND GAS FIRE PIT. REPLACE PATIO CONCRETE AND DRIVEWAY WITH NEW, RUN NEW GAS LINE AND ELECTRICAL TO THE SHADE STRUCTURE SEE REVISION OF RES-2501567 TO DELETE PROPOSED SHADE STRUCTURE IN BACKYARD. SHARED PLANS WERE REVEIEWED UNDER RES-225780
REMODEL SHARED WITH RES-2225781
EPC - 2 SHARED PLANS WITH RES-2225781 REMOVE EXISTING 505 SF GROTTO AND IN-GROUND HOT TUB. REMODEL 889 SF EXISTING FIRST FLOOR KITCHEN AND FAMILY ROOM. REMODEL 549 SF SECOND FLOOR MASTER SUITE AND ADD NEW MASTER BATH WITHIN EXISTING SPACE. REMODEL EXISTING GUEST BATH. RELOCATE LAUNDRY FROM FIRST FLOOR TO SECOND FLOOR. INSTALL NEW DUAL GLAZEDDIVIDED LITE WOOD WINDOWS AND DOORS. INSTALL TWO NEW GARAGE DOORS. NEW CEMENT PLASTER AT REMODEL TO MATCH EXISTING TEXTURE AND COLOR. REPLACE OLD TORCH DOWN FLAT ROOF WITH NEW SINGLE PLY ROOF WHERE NECESSARY. REPLACE TWO EXISTING HVAC UNITS WITH NEW SPLIT SYSTEMS. CHANGE FROM OVERHEAD POWER SERVICE AND UNDERGROUND. SERVICE REMODEL EXISTING 503 SF CMU CHANGING ROOM STRUCTURE. CONVERT ONE HALF OF BUILDING TO STORAGE ROOM AND REMODEL OTHER CHANGING ROOM/ BATHROOM. REMOVE FLAT ROOF AND ADD SLOPED ROOF TO MATCH MAIN HOUSE. CHANGING ROOM AND STORAGE ROOM WILL BE UNCONDITIONED SPACE. Shared plans reviewed under RES-2225780
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 |
|---|---|---|---|---|---|---|
| 2019 | Kapicka Residence + ADU(DR19-166) | ADU · Renter | 1 (Oct 14, 2019) | — | — | — |
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
0.66 acres
Assessor's classification for assessment purposes. This is not zoning.
1428 39TH 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 008-0253-013-0000. 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.
| Wells Pools Recent nearby: 1424 38th St (May 5, 2026) | Pool / spa | 21 in ½ mi | $1,175,000 | 31 vs 26 prior+19% |
| Az Custom Construction Recent nearby: 1543 39th St (Jun 8, 2022) | Addition (adds square footage) | 19 in ½ mi | $2,514,380 | 2 vs 9 prior−78% |
| William E Carter Recent nearby: 1348 38th St (May 4, 2026) | Addition (adds square footage) | 18 in ½ mi | $3,893,993 | 8 vs 13 prior−38% |
| Premier Pools Sacramento Recent nearby: 1309 40th St (Jul 23, 2026) | Pool / spa | 17 in ½ mi | $1,278,047 | 102 vs 121 prior−16% |
| Dyer Construction Recent nearby: 901 41st St (Aug 14, 2026) | Addition (adds square footage) | 15 in ½ mi | $1,412,724 | 10 vs 6 prior |
| Premier Pools Recent nearby: 3940 M St (Jan 26, 2022) | Pool / spa | 15 in ½ mi | $922,132 | 0 vs 0 prior |
| Halls Window Center Recent nearby: 1516 40th St (Jan 6, 2025) | Remodel / interior alteration | 14 in ½ mi | $246,595 | 26 vs 89 prior−71% |
| 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 improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Pool / spaOn this parcel | 1,059 | 1d | 5d | 25d | 49d | 4d(vs 7d 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.