Sacramento 95811 · Southside Park · APN 009-0113-029-0011 · City of Sacramento
Zoned R-3A-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $453,000 ($399,000–$507,000).
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)
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 (0.16 mi N, 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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$453,000
Benchmark range: $399,000 – $507,000
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$468/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: 14 homes completed, 378 permitted, 108 proposed or in review (239 of them deed-restricted affordable); 1 demolition; 1 commercial or mixed-use project.
27 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.
356 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.
Permit issued and active for 4.5 yr (first record May 24, 2022), with no completion or new permit record in 4.5 yr. · 1 unit · $17,937 declared valuation
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 4.6 yr (since Apr 19, 2022), with no new permit record in 4 yr. · 49 units · $9,892,500 declared valuation
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
Nearby fire alarm / sprinkler (515 P St): Status changed from Ready-to-Issue to Issued
Record COM-2616864 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (515 P St): Issued date changed from (blank) to 2026-10-08
Record COM-2616864 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2127 Front St): Status changed from Issued to Finaled
Record COM-2620055 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (805 R St): First appeared in published agency feed
Record COM-2623129 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (625 S St): Description text was updated
Record COM-2427208 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
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 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
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 "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.
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 "Entitled" for 4.6 yr (since Apr 19, 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 (49 housing units, $9,892,500 declared valuation across 2 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 |
|---|---|---|---|---|
| Indie Capital Constructors Recent nearby: 2420 Binnen Ln 101 (Jun 12, 2022) | New duplex / half-plex | 17 in ½ mi | $4,675,000 | 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% |
| Icon General Contractors Merged: ICON GENERAL CONTRACTORS INC · ICON GENERAL CONTRACTORS LLC |
| 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 ($4,550/yr) + local voter-approved bond debt ($637/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.
−$13,167/yr
Cash needed: $100,100
NOI: $14,442/yr
P&I: $2,301/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 | −$1,370/mo | -16.4% | $4,098/mo | −$1,327/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,375/mo | −$1,097/mo | -13.2% | $3,793/mo | −$919/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 | −$940/mo | -11.3% | $3,705/mo | −$609/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 ↗
No building permits are recorded for this parcel since 2016.
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
Assessor's classification for assessment purposes. This is not zoning.
446 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 009-0113-029-0011. 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.
| Commercial tenant improvement |
| 10 in ½ mi |
| $1,498,354 |
| 39 vs 62 prior−37% |
| Order Recent nearby: 2421 Binnen Ln 101 (Jul 13, 2023) | New duplex / half-plex | 9 in ½ mi | $2,475,000 | 1 vs 11 prior−91% |
| Descor Recent nearby: 723 S St (Jul 29, 2022) | New commercial / non-residential building | 9 in ½ mi | $1,369,500 | 8 vs 12 prior−33% |
| SE Harrison Recent nearby: 1016 R St (Aug 5, 2024) | Commercial tenant improvement | 8 in ½ mi | $9,787,186 | 1 vs 3 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 |
| Rodeco Builders Recent nearby: 1909 5th St (Apr 18, 2018) | New single-family home | 8 in ½ mi | $2,041,462 | 0 vs 0 prior |
| Gp Development Recent nearby: 1812 9th St (Jan 20, 2022) | Commercial tenant improvement | 8 in ½ mi | $1,791,210 | 7 vs 15 prior−53% |
| Rcp Construction Merged: R C P CONSTRUCTION INC · RCP CONSTRUCTION LLC Recent nearby: 525 S St (Feb 5, 2026) | Addition (adds square footage) | 6 in ½ mi | $10,315,000 | 6 vs 8 prior−25% |
| 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) |
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.