Sacramento 95811 · Southside Park · APN 009-0062-007-0000 · City of Sacramento
Zoned RO-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $708,000 ($623,000–$793,000).
Zone RO-SPD allows residential use qualifying for ministerial ADU review under state law (12 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
On-parcel permit history is indexed through Mar 12, 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)
33 substantial renovation & housing permits over 24 months (47.4 per 1,000 parcels vs. 30.4 citywide baseline) (#18 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Southside Park)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$708,000
Benchmark range: $623,000 – $793,000
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: 905 S Street Apartments (0.22 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 (~$710/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: 19 homes completed, 379 permitted, 108 proposed or in review (239 of them deed-restricted affordable); 1 demolition; 1 commercial or mixed-use project.
32 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.
479 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 RO as mixed use, 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 3.5 yr (since May 17, 2023), with no new permit record in 3.5 yr. · 2 units
Permit issued and active for 5 yr (first record Oct 26, 2021), with no completion or new permit record in 3.2 yr. · 1 unit · $49,178 declared valuation
In "Entitled" for 3.9 yr (since Dec 8, 2022), with no new permit record in 3.2 yr. · 227 units · $65,000,000 declared valuation
Permit issued and active for 6.9 yr (first record Jan 2, 2020), with no completion or new permit record in 3.2 yr. · 2 units · $765,000 declared valuation
Permit issued and active for 4.8 yr (first record Jan 20, 2022), with no completion or new permit record in 3 yr. · 1 unit · $244,700 declared valuation
Permit issued and active for 3.6 yr (first record Apr 14, 2023), with no completion or new permit record in 2.9 yr. · 1 unit · $98,334 declared valuation
Nearby fire alarm / sprinkler (2016 9th St): Status changed from Applied to Issued
Record RES-2621240 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (2016 9th St): Issued date changed from (blank) to 2026-09-29
Record RES-2621240 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (2016 9th St): Description text was updated
Record RES-2621240 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2606160 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2611109 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2611109 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (2010 11th St): Status changed from Plan Check Target to Issued
Record COM-2619247 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (2010 11th St): Issued date changed from (blank) to 2026-10-14
Record COM-2619247 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (2010 11th St): Description text was updated
Record COM-2619247 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (2010 11th St): Project name changed from ELECTRICAL - to ELECTRICAL
Record COM-2619247 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (2410 9th St): First appeared in published agency feed
Record COM-2621980 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2116 11th St): Status changed from Issued to Expired Permit
Record RES-2521794 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (500 Capitol Mall 1050): Status changed from Plan Check Target to Issued
Record FPP-2621338 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (500 Capitol Mall 1050): Issued date changed from (blank) to 2026-10-20
Record FPP-2621338 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (500 Capitol Mall 1050): Project name changed from 500 CAPITOL MALL - SUITE 1150, TENAN IMPROVEMENT to 500 CAPITOL MALL - SUITE 1050, TENANT IMPROVEMENT
Record FPP-2621338 · 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 3.9 yr (since Dec 8, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (227 housing units, $65,000,000 declared valuation across 4 permits).
In "Entitled" for 2.7 yr (since Feb 29, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (27 housing units, $7,500,000 declared valuation across 1 permit).
In "In review" for 8 mo (since Mar 27, 2026), 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 "Plan Check Target" in snapshot Nov 1, 2026.
Active in "Issued" for 3.9 yr (first record Dec 13, 2022) with no new permit activity recorded in 19 mo. High-impact scale (241 housing units, 239 deed-restricted affordable, $33,544,000 declared valuation across 13 permits).
Active in "Issued" for 2.6 yr (first record Mar 22, 2024) with no new permit activity recorded in 12 mo. High-impact scale (132 housing units, $25,000,000 declared valuation across 2 permits).
In "Fee estimate" for 12 mo (since Nov 10, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (72 housing units, $6,600,000 declared valuation across 1 permit).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 696 parcels
−5.9% YoY
City baseline: 30.4 / 1k
33 in trailing 24m
Includes 9 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Cooper Electric | Electrical / panel | 2 on parcel2 in ½ mi | $7,000 | 0 vs 0 prior |
| Bob Jahns Roofing | Roof replacement | 1 on parcel1 in ½ mi | $16,840 | 0 vs 0 prior |
| Air Solutions | HVAC / heat pump | 1 on parcel1 in ½ mi | $6,520 | 0 vs 0 prior |
| 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 95811
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 ($7,100/yr) + local voter-approved bond debt ($994/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.
−$31,547/yr
Cash needed: $156,200
NOI: $11,535/yr
P&I: $3,590/mo
For $0/mo net cash flow
At $2,375/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 | $2,185/mo | −$2,902/mo | -22.3% | $6,236/mo | −$2,878/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,375/mo | −$2,629/mo | -20.2% | $5,772/mo | −$2,471/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,518/mo | −$2,472/mo | -19.0% | $5,637/mo | −$2,160/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 ↗
616 S Street-618 S Street Units A&B-com electrical permit minor no plans
Electrical Permit: This is a triplex panel change. 1 service entrance separated through a gutter box. Like for like panel replacement 200Amps on unit 618 A. Like for like 100 Amp replacement on Unit 618 B and unit 616.
616 S Street res electrical permit minor no plans
Electrical Permit: Like for like 100 amp panel replacement. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
618 S STREET
E-Permit: Tear Off - Yes, Resheet - Yes, 2 layer(s), 16 squares of 30yr Laminated Dimensional Composition. CRRC: 0890-0026.. Tear off, re-sheet, install XX squares of XX yr laminated dimensional composition roofing material. In-progress inspection required if 10 sq or greater. CF-6R-ENV-01 required at final inspection. CF-1R-ALT on file. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
ROOF OVERLAY GARAGE
Tear Off - No, Resheet - No, 1 layer(s), 14 squares of 30yr Laminated Dimensional Composition. In-progress inspection required if 10 squares or greater. Smoke & Carbon Monoxide Alarms required per CRC sections R314 & R315Access to perform inspection/s must be provided by the Party requesting the inspection.
INSTALL 10LFT OF 1/2 INCH GAS LINE AND 40 LF OF 3/4 INCH
AA: Gas Line replacement, repair, or new leg, 50 L.F. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
HVAC
Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
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
0.15 acres
Assessor's classification for assessment purposes. This is not zoning.
616 S ST; 618 S 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 009-0062-007-0000. 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.
| Prestige Roofing | Roof replacement | 1 on parcel1 in ½ mi | $4,000 | 0 vs 0 prior |
| Icon General Contractors Merged: ICON GENERAL CONTRACTORS INC · ICON GENERAL CONTRACTORS LLC Recent nearby: 500 Capitol Mall (Apr 1, 2026) | Commercial tenant improvement | 78 in ½ mi | $13,248,820 | 39 vs 62 prior−37% |
| Marketone Builders Recent nearby: 1208 Q St (Jan 25, 2022) | Commercial tenant improvement | 22 in ½ mi | $17,497,266 | 10 vs 13 prior−23% |
| Pacific Ridge Builders Recent nearby: 500 Capitol Mall 1500 (Sep 11, 2026) | Commercial tenant improvement | 21 in ½ mi | $6,544,646 | 46 vs 10 prior+360% |
| J Sutter Builders Recent nearby: 500 Capitol Mall 1050 (Oct 20, 2026) | Commercial tenant improvement | 18 in ½ mi | $3,091,765 | 17 vs 18 prior−6% |
| Indie Capital Constructors Recent nearby: 2418 Binnen Ln 101 (Jun 12, 2022) | New duplex / half-plex | 17 in ½ mi | $4,675,000 | 0 vs 0 prior |
| Descor Recent nearby: 1200 R St 150 (Jun 22, 2026) | New commercial / non-residential building | 11 in ½ mi | $2,323,100 | 8 vs 12 prior−33% |
| 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 alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Roof replacementOn this parcel | 19,072 | 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.