Sacramento 95811 · Southside Park · APN 009-0073-004-0000 · City of Sacramento
Zoned RMX-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $838,000 ($737,000–$939,000).
Zone RMX-SPD allows residential use qualifying for ministerial ADU review under state law (9 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 (27 total permits, latest Jan 15, 2025).
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.
$838,000
Benchmark range: $737,000 – $939,000
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)
Plan revision / deferred submittal (SUB-2000501): Pending in review for 6.8 yr (61.0× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Sakura Apartments - Affordable Housing Mixed Use (0.43 mi SE, 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 (~$834/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: 129 homes completed, 382 permitted, 42 proposed or in review (372 of them deed-restricted affordable); 2 demolitions; 4 commercial or mixed-use projects.
50 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.
630 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 RMX 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.
Permit issued and active for 5.1 yr (first record Oct 26, 2021), with no completion or new permit record in 3.2 yr. · 1 unit · $49,178 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 3.1 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
In "Entitled" for 4.9 yr (since Jan 7, 2022), with no new permit record in 2.3 yr. · 2 units · $318,650 declared valuation
In "Entitled" for 2 yr (since Nov 5, 2024), with no new permit record in 2 yr. · 1 unit · $56,516 declared valuation
Nearby permit (792c1e9607e2695d2e5e168c15ca21d14489474c): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (468b83fea3fc8f9ab0b09386beda7d33ec34e7ad): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (1927 13th St): First appeared in published agency feed
Record COM-2622103 · 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 plumbing / water heater / sewer (1325 U St): First appeared in published agency feed
Record COM-2622754 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (1730 13th St): Status changed from Issued to Finaled
Record RES-2615404 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (1200 R St 150): Status changed from Processing to Complete
Record COM-2620678 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (516 U St): First appeared in published agency feed
Record RES-2623270 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2621157 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2621157 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (1228 N St): First appeared in published agency feed
Record COM-2621606 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (1237 T St): First appeared in published agency feed
Record RES-2621932 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2025 9th St): First appeared in published agency feed
Record RES-2621677 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (1024 P St): Status changed from Issued to Expired Permit
Record COM-2521536 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (2217 13th St): First appeared in published agency feed
Record RES-2621681 · 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 →Active in "Issued" for 2.8 yr (first record Jan 29, 2024) with no new permit activity recorded in 15 mo. High-impact scale (134 housing units, 133 deed-restricted affordable, $16,753,756 declared valuation across 25 permits). current_status changed to "Process Wait" in snapshot Nov 1, 2026.
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).
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).
High-impact scale (26 housing units, $8,000,000 declared valuation across 12 permits).
In "Fee estimate" for 22 mo (since Jan 22, 2025), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($1,500,000 declared valuation across 2 permits).
Pending in review for 6.8 yr (61.0× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
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 |
|---|---|---|---|---|
| SE Harrison | Plan revision / deferred submittal | 19 on parcel21 in ½ mi | $19,386,469 | 1 vs 3 prior |
| Foothill Fire Protection | Addition (adds square footage) | 2 on parcel3 in ½ mi | $2,292 | 1 vs 1 prior |
| Pan Sign | Sign | 1 on parcel1 in ½ mi | $11,000 | 0 |
| 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 ($10,585/yr) + local voter-approved bond debt ($1,482/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.
Statutory notes: Under CA Gov. Code § 66324 (SB 13), local agencies cannot impose development impact fees on ADUs under 750 sq ft (plan-check, school district fees ≥500 sq ft, and utility connection fees still apply). Under CA Rev. & Tax. Code § 71, building an ADU triggers a supplemental assessment on the new construction value without reassessing the existing dwelling or land. Newly built ADUs also carry a rolling 15-year exemption from statewide AB 1482 rent caps from certificate of occupancy.
−$41,611/yr
Cash needed: $239,425
NOI: $24,902/yr
P&I: $5,543/mo
For $0/mo net cash flow
At $4,300/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 | $3,956/mo | −$3,962/mo | -19.9% | $9,486/mo | −$3,888/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $4,300/mo | −$3,468/mo | -17.4% | $8,780/mo | −$3,150/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $4,559/mo | −$3,183/mo | -16.0% | $8,576/mo | −$2,588/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 / completed26 unitsDec 19, 2016 – May 21, 2021
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
REVISION
EPC - revision to COM-2410612 Electrical scope revision to address electrical inspection correction notice. Revise electrical plans correct typo on E.02 to show panel B-1 as existing (instead of N).
Revision to COM-2410612
EPC - Change to main suite entry door from 36" to 42" and addition of push button power assist opener with hi/low buttons interior / exterior
1016 R STREET
EPC - PROVIDE ADDITION TO EXISTING FIRE ALARM SYSTEM. ADDITION INCLUDES (1) NEW ONE RELAY, ONE INPUT MODULE TO MONITOR AND GLOBALLY SHUT DOWN (1) NEW FIRE SMOKE DAMPER. ALL OTHER EQUIPMENT, DEVICES AND WIRE ARE TO REMAIN AND SHALL BE FREE FROM DEFECTS OR GROUND FAULTS. SYSTEM SHALL MONITOR ALL FIRE ALARM INITIATING DEVICES AS INDICATED ON THE DESIGN PLANS INCLUDING A MANUAL PULL STATION AND EQUIPMENT SMOKE DETECTOR. SYSTEM SHALL MONITOR ALL SUPERVISORY DEVICES AS INDICATED ON DESIGN PLAN. HVAC EQUIPMENT SHALL SHUT DOWN AS REQUIRED. SYSTEM SHALL HAVE THE ABILITY TO BE MONITORED REMOTELY WITH FULL POINT ID.
Remodel Suite D
EPC - Within existing 3,414 sf suite, minor alterations are required for Landlord Delivery obligations to this empty unimproved suite under new Lease including; 1) modify ex. storefront doors to provide a pair of entry doors and close two other ex. entry doors; 2) install accessible toilet room w/ exhaust fan & light; 3) install janitor's room w/ exhaust fan & light; provide future water and drain stubs for future potential drinking fountain and or break room sink. SEE REVISION COM-2427242 for revised entry door installation - 12/16/24 - NCB revision COM-2501008 Electrical scope revision to address electrical inspection correction notice. Revise electrical plans correct typo on E.02 to show panel B-1 as existing (instead of N).
ELECTRICAL WORK
EPC - Install surge protector
Install 2 Signs - 1030 R St.
Fabricate and install two (2) sets of exterior signs.
REVISION TO COM-2013168
EPC - REVISION TO COM-2013168 to remove interior windows, size reduction of operable glass wall, material change of ceiling in open office 115 and updated details on A670.
Remodel
EPC - Interior remodel-new interior walls, new lighting, new electrical receptacles, new supply and returns, new fixture and finishes. REVISON COM-2020131- to remove interior windows, size reduction of operable glass wall, material change of ceiling in open office 115 and updated details on A670.
REVISION TO COM-1919479
EPC - REVISION TO COM-1919479: removal of controlled receptacles not required, noted as delta 3 on plans.
EPC Submittal - Deferred/Revision to Issued Permit COM-1919479 - Slab coordination plan for reference. Added notes for blue bangers being used for attachments. Added fan coil control detail. Mechanical/plumbing specifications added for contractor .Added plumbing line for ice maker. Plumbing routing changes. Pipe support schedule revised.
REVISION TO COM-1919479
EPC Submittal - Revision to Issued Permit COM-1919479 - Slab coordination plan for reference. Added notes for blue bangers being used for attachments. Added fan coil control detail. Mechanical/plumbing specifications added for contractor .Added plumbing line for ice maker. Plumbing routing changes. Pipe support schedule revised.
RED RIVER - REMODEL
EXPEDITED - EPC Submittal - Interior remodel - New interior walls, new lighting, new supply and returns, new fixtures and finishes. SEE REVISION COM-2000516: Slab coordination plan for reference. Added notes for blue bangers being used for attachments. Added fan coil control detail. Mechanical/plumbing specifications added for contractor .Added plumbing line for ice maker. Plumbing routing changes. Pipe support schedule revised.
EPC Submittal - Remodel of Commercial Building - Interior remodel-new interior walls, new lighting, new supply and returns, new fixtures and finishes.
11th and R Mixed Use - Storefront Opening
EPC -REVISION COM-1620463 TO REVISE STOREFRONT TO A NANAWALL SYSTEM.
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
0.59 acres
Assessor's classification for assessment purposes. This is not zoning.
1016 R ST; 1020 R ST; 1020 R ST APT 201 APT 201
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 15, 2026 · Retrieved Nov 15, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 009-0073-004-0000. 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.
| Sr Bray | Electrical / panel | 1 on parcel1 in ½ mi | $945 | 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 | $4,846,268 | 39 vs 62 prior−37% |
| Marketone Builders Recent nearby: 1208 Q St (Jan 25, 2022) | Commercial tenant improvement | 25 in ½ mi | $27,396,511 | 10 vs 13 prior−23% |
| Reynen And Bardis Homes Recent nearby: 1228 Albright Walk (Oct 28, 2021) | New single-family home | 14 in ½ mi | $3,702,264 | 19 vs 0 prior |
| Gp Development Recent nearby: 1329 V St (May 1, 2026) | Commercial tenant improvement | 11 in ½ mi | $7,154,993 | 7 vs 15 prior−53% |
| Ascent Builders Recent nearby: 1610 R St 125 (Jul 17, 2018) | Commercial tenant improvement | 8 in ½ mi | $25,075,000 | 2 vs 0 prior |
| Ariza Construction Recent nearby: 1816 5th St (Apr 6, 2022) | New single-family home | 8 in ½ mi | $2,544,192 | 0 vs 0 prior |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| DemolitionOn this parcel | 705 | 0d | 1d | 7d | 35d | 2d |
| 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 improvementOn this parcel | 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.
11th and R Mixed Use - D
EPC - Revision to COM-1620463 to address penetrations of rated assemblies by Laundry, Kitchen and bath exhaust ducts
11th and R Mixed Use
EPC - Revision to COM-1620463 on sprinkler plans
11th and R Mixed Use - Deferred Roof Trusses
EPC - Deferred to COM-1620463 for roof trusses
11th and R Mixed Use - Underground Plumbing Revision
EPC - Revision to COM-1620463 for underground plumbing.
11th and R Mixed Use - Shaft Revision
EPC - Revision to COM-1620463 to relocate openings in podium for future shafts layout
11th and R Mixed Use - Elevator Deferral
EPC - Deferred Elevator submittal for COM-1620463
11th and R Mixed Use - Foundation Design Deferral
EPC - Deferral submittal to COM-1620463 for foundation design
11th and R Mixed Use
EPC - to construct a two story addition over an existing 17,400 SF single story brick warehouse building (1,185 SF of existing will be demolished), and an 3 story addition to the west side of the brick building. Total new square footage is 23,615 SF and the total overall project is 41,215 SF. 14,917 SF of commercial and 26,298 SF of multifamily units. Total 26 units. Type VA, A2 & R2 occupancies. - PLNG-INSP
New Temp Power
Install a single 200 amp temporary power pole for construction power.
11th & R - PHASE 1
EPC - Foundation and 1st floor structural phased permit. Main permit under COM-1620463.
11th and R Mixed Use - 2nd Phase Demolition
EPC - 2nd phase demolition to the roof structure of one of the existing building, support posts and footing in order to construct a mixed use project (COM-1620463).. - PLNG-INSP
11th and R Mixed Use - Demolition
EPC - partial demolition to the existing brick building and complete removal of the existing metal building in order to construct a mixed use project (COM-1620463). - PLNG-INSP
11th and R Mixed Use - Demolition
EPC - partial demolition to the existing brick building and complete removal of the existing metal building in order to construct a mixed use project (COM-1620463).