Sacramento 95811 · Southside Park · APN 009-0062-021-0000 · City of Sacramento
Zoned R-3A-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $677,000 ($596,000–$758,000).
Zone R-3A-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
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Aug 20, 2026).
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.
$677,000
Benchmark range: $596,000 – $758,000
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: R St Apartments (0.23 mi NW, fee estimate). 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 (~$681/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: 15 homes completed, 379 permitted, 108 proposed or in review (239 of them deed-restricted affordable); 1 demolition; 1 commercial or mixed-use project.
29 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.
428 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-3A as multifamily 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 "Fee estimate" for 4.3 yr (since Jul 27, 2022), with no new permit record in 4.3 yr. · 23 units · $9,000,000 declared valuation
In "Entitled" for 4 yr (since Oct 27, 2022), with no new permit record in 4 yr. · 2 units
In "Fee estimate" for 3.9 yr (since Jan 3, 2023), with no new permit record in 3.9 yr. · 300 units · $85,000,000 declared valuation
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
Nearby plan revision / deferred submittal (625 S St): First appeared in published agency feed
Record COM-2622257 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (1201 V St): First appeared in published agency feed
Record RES-2621898 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2120 10th St): First appeared in published agency feed
Record RES-2622068 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (2200 Front St): Status changed from Plan Check Target to Issued
Record COM-2611633 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (2200 Front St): Issued date changed from (blank) to 2026-10-19
Record COM-2611633 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (2200 Front St): Contractor changed from CONTINENTAL BUILDERS & SERVICE INC to BRUCE CONSTRUCTION
Record COM-2611633 · 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): 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
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 "Fee estimate" for 3.9 yr (since Jan 3, 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 (300 housing units, $85,000,000 declared valuation across 1 permit).
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 "Fee estimate" for 4.3 yr (since Jul 27, 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 (23 housing units, $9,000,000 declared valuation across 1 permit).
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).
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 |
|---|---|---|---|---|
| Carlos Galan Roofing | Roof replacement | 1 on parcel1 in ½ mi | $15,000 | 0 vs 0 prior |
| Icon General Contractors Merged: ICON GENERAL CONTRACTORS INC · ICON GENERAL CONTRACTORS LLC Recent nearby: 400 R St 355 (Aug 13, 2025) | Commercial tenant improvement | 27 in ½ mi | $4,960,453 | 39 vs 62 prior−37% |
| Indie Capital Constructors Recent nearby: (Jun 12, 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 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 ($6,750/yr) + local voter-approved bond debt ($945/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.
−$29,024/yr
Cash needed: $148,500
NOI: $11,934/yr
P&I: $3,413/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 | −$2,692/mo | -21.8% | $5,942/mo | −$2,666/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,375/mo | −$2,419/mo | -19.5% | $5,500/mo | −$2,258/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 | −$2,262/mo | -18.3% | $5,372/mo | −$1,948/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 unitsOct 11, 2021 – Feb 7, 2022
Expired / withdrawn2 unitsDec 10, 2021 – Dec 10, 2021
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
601 T Street com roof permit minor no plans
Roof Permit: Tear off and install 22 squares of 30 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. CRRC: 0676-0133
Permit to complete work on expired permit COM-2106131
This permit to complete work/gain final inspections for work commenced under expired permit COM-2106131. Original scope as follows: GROUND FLR WORK ('M'- MERCANTILE): (N) ADDITION (300 SF) & RESTROOM; SCOPE IS FOR A COLD SHELL (SHALL NOT BE OCCUPIED; ADDITIONAL T.I. UNDER SEPARATE PERMIT); MODIFY (E) ELECTRICAL PANEL/SVC; MODIFY (E) PLUMB'G/RECONNECT AT (N) RESTROOM; 2nd FLR WORK ('R-3' - DUPLEX): (N) DECK (ABV ADDITION) & EXTERIOR STAIRCASE; BOTH SERVE 'R-3' OCCUPANCY ONLY. ·· ALL INTERIOR WORK IS “NOT IN SCOPE” (SHALL NOT BE OCCUPIED; ADDITIONAL T.I. UNDER SEPARATE PERMIT); - PLNG-INSP
remodel
EPC - ADD WALK-IN/ REACH IN COOLERS, HVAC, INSTALL NEW SHELVING (1610 SQ.FT.) CREATING NEW MARKET PREVIOUS REMODEL / ADDITION PERMIT ISSUED UNDER COM-2106131 - PLNG-INSP
REVISION TO COM-2121856
EPC - revision to COM-2121856 add 10' closet
Sun Room Conversion to ADU Studio
EPC - Convert Existing Sun Room to new 482 SQ FT ADU Studio Unit. - PLNG-INSP revision COM-2209723 add 10' closet
New 2 Story Acessory Dwelling (2 Units)
EPC - Construct New 2 Story Accessory Dwelling with 2 Residential Units (Upstairs/Downstairs). 1st Floor - 595 SQ FT, 2nd Floor - 602 SQ FT, Exterior Stair/Landing - 78 SQ FT. Solar @ 3.6kw: $9,354.00 - PLNG-INSP
Sun Room Conversion to ADU Studio
EPC - Convert Existing Sun Room to new 482 SQ FT ADU Studio Unit.
addition /remodel
EPC - Demo { (-) 774 (M OCC); R-3= deck (-)196 sf & staircase (-)99 sf } Deck +300 sf (R-3 occ) stairs +98 sf (r-3 occ) replace with a 300 sq ft M occupancy addition, 300 sq ft deck and 98 sqft of stairs. · DEMOLITION WORK: ·· (E) GARAGE & (E) COOLER ADDITION (DEMO COMPLETE); ·· NON-STRUCTURAL INTERIOR WALLS ON THE GROUND FLOOR; ·· (E) EXTERIOR DECK & STAIR (DEMO COMPLETE); · GROUND FLR WORK ('M'- MERCANTILE): (N) ADDITION (300 SF) & RESTROOM; ·· SCOPE IS FOR A COLD SHELL (SHALL NOT BE OCCUPIED; ADDITIONAL T.I. UNDER SEPARATE PERMIT); ·· MODIFY (E) ELECTRICAL PANEL/SVC; ·· MODIFY (E) PLUMB'G/RECONNECT AT (N) RESTROOM; · 2nd FLR WORK ('R-3' - DUPLEX): ·· ·· (N) DECK (ABV ADDITION) & EXTERIOR STAIRCASE; BOTH SERVE 'R-3' OCCUPANCY ONLY. ·· ALL INTERIOR WORK IS “NOT IN SCOPE” (SHALL NOT BE OCCUPIED; ADDITIONAL T.I. UNDER SEPARATE PERMIT); - PLNG-INSP
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 |
|---|---|---|---|---|---|---|
| 2022 | Sun Room Conversion to ADU Studio(COM-2121856) | ADU · Renter | — | 1 (Feb 7, 2022) | 1 (Sep 16, 2022) | — |
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
0.07 acres
Assessor's classification for assessment purposes. This is not zoning.
601 T ST; 603 T 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 009-0062-021-0000. 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.
| New duplex / half-plex |
| 20 in ½ mi |
| $5,340,797 |
| 0 vs 0 prior |
| Marketone Builders Recent nearby: 830 S St (Nov 4, 2020) | Commercial tenant improvement | 13 in ½ mi | $5,905,468 | 10 vs 13 prior−23% |
| Descor Recent nearby: 1200 R St 150 (Jun 22, 2026) | New commercial / non-residential building | 10 in ½ mi | $1,769,500 | 8 vs 12 prior−33% |
| Order Recent nearby: 2424 Binnen Ln 101 (Jul 13, 2023) | New duplex / half-plex | 9 in ½ mi | $2,475,000 | 1 vs 11 prior−91% |
| SE Harrison Recent nearby: 1016 R St (Aug 5, 2024) | Commercial tenant improvement | 8 in ½ mi | $9,787,186 | 1 vs 3 prior |
| Unger Construction Recent nearby: 915 Broadway 100 (Jan 4, 2023) | Commercial tenant improvement | 8 in ½ mi | $2,889,290 | 0 vs 3 prior |
| Ariza Construction Recent nearby: 1820 5th St (Apr 6, 2022) | New single-family home | 8 in ½ mi | $2,544,192 | 0 vs 0 prior |
| Rodeco Builders Recent nearby: 1915 5th St (Apr 18, 2018) | New single-family home | 8 in ½ mi | $2,041,462 | 0 vs 0 prior |
| 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 alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvementOn this parcel | 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.