Sacramento 95818 · Southside Park · APN 009-0123-008-0000 · City of Sacramento
Zoned R-1B-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $635,000 ($559,000–$711,000).
Zone R-1B-SPD allows residential use qualifying for ministerial ADU review under state law (13 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 24, 2023, 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.
$635,000
Benchmark range: $559,000 – $711,000
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 (0.2 mi NE, 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 (~$641/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: 26 homes completed, 248 permitted, 124 proposed or in review (239 of them deed-restricted affordable); 2 demolitions; 2 commercial or mixed-use projects.
41 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.
567 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-1B as two-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 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
In "Entitled" for 4.8 yr (since Jan 7, 2022), with no new permit record in 2.3 yr. · 2 units · $318,650 declared valuation
Nearby plumbing / water heater / sewer (2548 Kit Carson St): First appeared in published agency feed
Record COM-2622168 · 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 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 electrical / panel (309 V St): First appeared in published agency feed
Record RES-2623249 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (2505 Riverside Blvd): Status changed from Plan Check Target to Complete
Record COM-2621470 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (2505 Riverside Blvd): Project name changed from REVISION to REVISION TO COM-2606190
Record COM-2621470 · 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 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 hvac / heat pump (812 Broadway): Status changed from Applied to Finaled
Record COM-2621350 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (812 Broadway): Issued date changed from (blank) to 2026-09-30
Record COM-2621350 · 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 "Fee estimate" for 21 mo (since Feb 11, 2025), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (15 housing units, $2,450,000 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).
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).
Active in "Issued" for 6.9 yr (first record Jan 2, 2020) with no new permit activity recorded in 3.2 yr. High-impact scale (2 housing units, $765,000 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 |
|---|---|---|---|---|
| Mis Construction | Roof replacement | 1 on parcel1 in ½ mi | $25,000 | 0 vs 2 prior |
| Salyers Heat And Air Conditioning | HVAC / heat pump | 1 on parcel1 in ½ mi | $3,300 | 0 vs 0 prior |
| Indie Capital Constructors Recent nearby: 2420 Binnen Ln 101 (Jun 12, 2022) | New duplex / half-plex | 29 in ½ mi |
| 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 95818
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 ($6,350/yr) + local voter-approved bond debt ($889/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.
−$24,748/yr
Cash needed: $139,700
NOI: $13,783/yr
P&I: $3,211/mo
For $0/mo net cash flow
At $2,525/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 | $2,323/mo | −$2,352/mo | -20.2% | $5,607/mo | −$2,317/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,525/mo | −$2,062/mo | -17.7% | $5,189/mo | −$1,884/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,677/mo | −$1,895/mo | -16.3% | $5,069/mo | −$1,554/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 ↗
HSG # 23-002665
HSG # 23-002665. Swap out heat pump like for like.
REMODEL
Non-structural remodel to include roof overlay using CRRC #0850-0065, kitchen remodel, bathroom remodels (x2), recessed lighting, glazing replacement, appliances, and finishes. In-progress roof inspection and CRRC compliance required. Smoke & Carbon Monoxide Alarms required per CRC sections R314 & R315. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Residences built after January 1, 1994 are exempt).
smud saftey inspection
SMUD Safety Inspection. One time inspection only. Additional inspections will cost $76.00 (Residential) or $152 (Commercial) each. If there is no access to the site or areas required by an inspector this is still an inspection. Permit fees are non-transferable.
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
0.07 acres
Assessor's classification for assessment purposes. This is not zoning.
2100 9TH 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 009-0123-008-0000. 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.
| $6,922,536 |
| 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 | 25 in ½ mi | $4,631,153 | 39 vs 62 prior−37% |
| Marketone Builders Recent nearby: 1208 Q St (Jan 25, 2022) | Commercial tenant improvement | 14 in ½ mi | $15,905,468 | 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% |
| Unger Construction Recent nearby: 915 Broadway 100 (Jan 4, 2023) | Commercial tenant improvement | 11 in ½ mi | $3,863,197 | 0 vs 3 prior |
| 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: 2420 Binnen Ln 101 (Jul 13, 2023) | New duplex / half-plex | 9 in ½ mi | $2,475,000 | 1 vs 11 prior−91% |
| 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.