Sacramento 95816 · East Sacramento · APN 008-0403-009-0000 · 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 $904,000 ($796,000–$1,012,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 8,000 sq ft lot. Local precedent is active with 13 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 (3 total permits, latest Sep 19, 2023).
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.
$904,000
Benchmark range: $796,000 – $1,012,000
all 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) (RES-2227323): Issued after 9 mo (6.5× 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: New home at 3945 L St (0.36 mi NE, issued). 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 (~$896/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, 19 permitted, 6 proposed or in review; 4 demolitions.
44 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.
886 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 3.9 yr (first record Dec 21, 2022), with no completion or new permit record in 3.1 yr. · 1 unit · $197,000 declared valuation
In "Entitled" for 2.5 yr (since May 29, 2024), with no new permit record in 2.5 yr. · 1 unit
In "Entitled" for 4.1 yr (since Sep 20, 2022), with no new permit record in 2.2 yr. · 1 unit · $320,000 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 20 mo (since Mar 6, 2025), with no new permit record in 20 mo. · 2 units
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 (1121 Dolores Way): Status changed from Issued to Finaled
Record RES-2615816 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (1407 44th St): First appeared in published agency feed
Record RES-2622503 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (1348 38th St): Status changed from Issued to Finaled
Record RES-2605023 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
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 plumbing / water heater / sewer (3954 K St): First appeared in published agency feed
Record RES-2622808 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (1901 43rd St): First appeared in published agency feed
Record RES-2623547 · 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 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
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 →Issued after 9 mo (6.5× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
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).
In "Entitled" for 23 mo (since Dec 11, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Applied" for 6 mo (since May 8, 2026), exceeding the 1d median and 35d 90th percentile for demolition permits in City of Sacramento (n=705).
In "Entitled" for 2.3 yr (since Jul 26, 2024), 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 |
|---|---|---|---|---|
| Pesmavi Construction | Remodel / interior alteration | 3 on parcel4 in ½ mi | $300,000 | 1 vs 7 prior |
| Tms Construction Recent nearby: 1312 42nd St (Feb 19, 2026) | Addition (adds square footage) | 21 in ½ mi | $1,723,717 | 12 vs 13 prior−8% |
| Az Custom Construction Recent nearby: 1543 39th St (Jun 8, 2022) |
| 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 ($9,050/yr) + local voter-approved bond debt ($1,267/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.
−$42,351/yr
Cash needed: $199,100
NOI: $12,563/yr
P&I: $4,576/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 | −$3,842/mo | -23.2% | $7,870/mo | −$3,820/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,725/mo | −$3,529/mo | -21.3% | $7,285/mo | −$3,353/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 | −$3,349/mo | -20.2% | $7,116/mo | −$2,996/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 ↗
Benjamin Addition/Remodel
EPC - Remove roof; Remove and relocate interior walls; remodel kitchen; add on floor area to front and back; construct new roof over entire perimeter; construct front patio addition of 329 sq. ft. with 413 sq. ft. patio.
REMODEL
EPC -At back accessory /garage structure. Interior remodeling of game-room and bathroom. Strengthen and /or replace opening headers. New raised ceiling in play room ,repair bathroom footing and slab. Replace existing sliding glass door with new French doors, replace bathroom window and garage door. Update electrical and plumbing. Add bar sink. Install empty feeder conduit for future main house. Stucco and install siding.
Remodel Game Room
Remodel game room located in detached garage. Scope of remodel to include: Repair dry rot and install new like for like siding on the alley side & stucco on the yard side. Replace sliding door and (1) bathroom window like for like in size and location. Remove and replace 12 gal. electric water heater and HVAC system. Electrical panel c/o from 125 AMP to 200 AMP. 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). All subject to field inspection.
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
0.18 acres
Assessor's classification for assessment purposes. This is not zoning.
1551 38TH 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 008-0403-009-0000. 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.
| Demolition |
| 18 in ½ mi |
| $2,444,380 |
| 2 vs 9 prior−78% |
| Premier Pools Recent nearby: 3940 M St (Jan 26, 2022) | Pool / spa | 18 in ½ mi | $1,084,345 | 0 vs 0 prior |
| Wells Pools Recent nearby: 1424 38th St (May 5, 2026) | Pool / spa | 17 in ½ mi | $952,000 | 31 vs 26 prior+19% |
| Premier Pools Sacramento Recent nearby: 1309 40th St (Jul 23, 2026) | Pool / spa | 16 in ½ mi | $1,181,407 | 102 vs 121 prior−16% |
| William E Carter Recent nearby: 1348 38th St (May 4, 2026) | Addition (adds square footage) | 14 in ½ mi | $3,051,993 | 8 vs 13 prior−38% |
| Connected Technology Recent nearby: 1217 40th St (Apr 24, 2026) | Remodel / interior alteration | 13 in ½ mi | $20,334 | 117 vs 248 prior−53% |
| Halls Window Center Recent nearby: 1516 40th St (Jan 6, 2025) | Remodel / interior alteration | 12 in ½ mi | $159,186 | 26 vs 89 prior−71% |
| Geremia Pools Recent nearby: 1633 37th St (Jun 23, 2023) | Pool / spa | 10 in ½ mi | $602,574 | 8 vs 15 prior−47% |
| 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 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.