Sacramento 95811 · Southside Park · APN 009-0135-023-0000 · City of Sacramento
Zoned C-1-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $621,000 ($546,000–$696,000).
Public building records show issued construction/renovation work on this parcel (10 total permits, latest May 1, 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)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$621,000
Benchmark range: $546,000 – $696,000
Closest lead: Sakura Apartments - Affordable Housing Mixed Use (0.36 mi E, 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 (~$627/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: 31 homes completed, 384 permitted, 101 proposed or in review (372 of them deed-restricted affordable); 2 demolitions; 4 commercial or mixed-use projects.
54 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.
647 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 C-1 as commercial, 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 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
In "Entitled" for 2 yr (since Nov 5, 2024), with no new permit record in 2 yr. · 1 unit · $56,516 declared valuation
In "Fee estimate" for 22 mo (since Jan 22, 2025), with no new permit record in 22 mo. · $1,500,000 declared valuation
Permit issued and active for 2.1 yr (first record Oct 9, 2024), with no completion or new permit record in 21 mo. · 1 unit · $150,000 declared valuation
In "Fee estimate" for 21 mo (since Feb 11, 2025), with no new permit record in 21 mo. · 15 units · $2,450,000 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 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 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 general repair (2126 17th St 4): First appeared in published agency feed
Record COM-2623047 · 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
Record RES-2608262 · 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).
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).
In "Entitled" for 4.5 yr (since May 26, 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 (41 housing units, $1,776,031 declared valuation across 4 permits).
In "Applied" for 7 mo (since Apr 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 "Expired Application" 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 |
|---|---|---|---|---|
| American Cool Construction | Roof replacement | 3 on parcel3 in ½ mi | $44,800 | 0 vs 0 prior |
| Vent Construction | HVAC / heat pump | 2 on parcel2 in ½ mi | $126,500 | 0 vs 3 prior |
| Regional Builders | Addition (adds square footage) | 1 on parcel2 in ½ mi | $84,268 |
| 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 ($6,200/yr) + local voter-approved bond debt ($868/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.
−$25,060/yr
Cash needed: $136,400
NOI: $12,561/yr
P&I: $3,135/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 | −$2,361/mo | -20.8% | $5,481/mo | −$2,331/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,375/mo | −$2,088/mo | -18.4% | $5,073/mo | −$1,923/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 | −$1,931/mo | -17.0% | $4,955/mo | −$1,613/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 ↗
2001-2011 11th Street com electrical permit minor no plans
Electrical Permit: Provide replacement of 4 space fuse panels in both 2001 and 2003. Install circuit breaker type sub panels. Like for like amperage (no upgrade).
HDB 23-017208 coffee shop remodel
HDB Case 23-017208: New Permit to complete work under expired permit COM-2416442: Remodel a market space to accommodate a coffee shop. Commercial Range, Hood and ancillary cooking equip are existing. Change-out lighting, water heater, add coffee shop equipment and customer counter service area, a new HVAC for the dining area and legalize (2) unpermitted HVAC Mini Splits, Enlarge restroom for accessibility. Legalize 3-comp sink and dish washing machine that were installed by previous tenant. **REVISION COM-2502317 - REVISE RESTROOM CONFIGURATION Previous Al Fresco Feature has been removed.
REVISION TO COM-2416442
EPC - REVISION TO COM-2416442 - REVISE RESTROOM CONFIGURATION HDB #23-017208
HDB 23-017208 coffee shop remodel
EXPEDITED - EPC - HDB Case 23-017208: Remodel a market space to accommodate a coffee shop. Commercial Range, Hood and ancillary cooking equip are existing. Change-out lighting, water heater, add coffee shop equipment, and a new HVAC for the dining area and legalize (2) unpermitted HVAC Mini Splits, Enlarge restroom for accessibility. Legalize 3-comp sink and dish washing machine that were installed by previous tenant. Make sure Occupancy load for the Alfresco Feature is included on the main permit, **REVISION COM-2502317 - REVISE RESTROOM CONFIGURATION Alfresco Dining Feature located over the front public right of way to be submitted through the City's Alfresco Permit site
1100 T STREET
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 40 squares of 30yr Laminated Dimensional Composition. CRRC: 0676-0096
1100 T STREET
E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 40 squares of 30yr Laminated Dimensional Composition. CRRC: 0676-0096
1100 T STREET
E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 40 squares of 30yr Laminated Dimensional Composition. CRRC: 0676-0096
2005 11th St - Hood Replacement
Replace existing hood system.
Vehicle Damage Repair to Exterior of Bldg.
EXPEDITED - Vehicle Damage Repair to Exterior of Bldg. to consist of: RE-Frame damage portion of the building ( North Side) and replace existing interior / exterior finish.
Main Breaker C/O
C/O 100A breaker like for like.
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
0.29 acres
Assessor's classification for assessment purposes. This is not zoning.
1100 T ST; 1102 T ST; 1104 1/2 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 009-0135-023-0000. 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.
| Piper Electric | Electrical / panel | 1 on parcel2 in ½ mi | $20,750 | 2 vs 2 prior |
| Grimes Heating And Air | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $40,000 | 6 vs 4 prior |
| Indie Capital Constructors Recent nearby: 2418 Binnen Ln 101 (Jun 12, 2022) | New duplex / half-plex | 29 in ½ mi | $6,922,536 | 0 vs 0 prior |
| Icon General Contractors Merged: ICON GENERAL CONTRACTORS INC · ICON GENERAL CONTRACTORS LLC Recent nearby: 1102 Q St 5100 (Jul 24, 2024) | Commercial tenant improvement | 24 in ½ mi | $4,044,451 | 39 vs 62 prior−37% |
| Marketone Builders Recent nearby: 1208 Q St (Jan 25, 2022) | Commercial tenant improvement | 16 in ½ mi | $21,515,043 | 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 |
| Unger Construction Recent nearby: 915 Broadway 100 (Jan 4, 2023) | Commercial tenant improvement | 11 in ½ mi | $3,863,197 | 0 vs 3 prior |
| 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 alterationOn this parcel | 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.