Sacramento 95816 · Newton Booth · APN 010-0051-016-0000 · 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 $811,000 ($714,000–$908,000).
Zone R-3A-SPD allows residential use qualifying for ministerial ADU review under state law (15 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 (17 total permits, latest Sep 18, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
45 substantial renovation & housing permits over 24 months (44.4 per 1,000 parcels vs. 30.4 citywide baseline) (#72 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Newton Booth)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$811,000
Benchmark range: $714,000 – $908,000
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)
Electrical / panel (COM-2620836): Pending in review for 2 mo — slower than 90% of electrical / panel permits in City of Sacramento (median 0d, 90th pct 5d, n=11,023).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: 21Q Apartments (0.49 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 (~$808/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: 108 homes completed, 19 permitted, 276 proposed or in review (1 of them deed-restricted affordable); 3 demolitions.
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.
779 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 "Entitled" for 2.6 yr (since Apr 5, 2024), with no new permit record in 2.6 yr. · 2 units
In "Entitled" for 2.6 yr (since Apr 5, 2024), with no new permit record in 2.6 yr. · 1 unit · $99,402 declared valuation
In "Fee estimate" for 2.1 yr (since Oct 22, 2024), with no new permit record in 2 yr. · 3 units · $359,520 declared valuation
In "Entitled" for 20 mo (since Mar 6, 2025), with no new permit record in 20 mo. · 2 units
In "Fee estimate" for 18 mo (since May 6, 2025), with no new permit record in 18 mo. · 3 units · $665,000 declared valuation
In "Fee estimate" for 4.2 yr (since Aug 24, 2022), with no new permit record in 17 mo. · 248 units · $65,000,000 declared valuation
Nearby addition (adds square footage) (2514 N St): Issued date changed from (blank) to 2026-09-29
Record RES-2611720 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (2610 U St): First appeared in published agency feed
Record RES-2621575 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (1908 22nd St): Status changed from Issued to Withdrawn
Record RES-2619160 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2425 Q St 7): Status changed from Issued to Finaled
Record COM-2607096 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (2820 O St): Status changed from Plan Check Target to Issued
Record COM-2610276 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (2820 O St): Issued date changed from (blank) to 2026-10-20
Record COM-2610276 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (2820 O St): Project name changed from (blank) to INTERIOR REMODEL
Record COM-2610276 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2022 28th St): First appeared in published agency feed
Record RES-2622356 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (1919 21st St): Status changed from Verify to Issued
Record COM-2605106 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (1919 21st St): Issued date changed from (blank) to 2026-10-01
Record COM-2605106 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1806 26th St): First appeared in published agency feed
Record RES-2622379 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (2431 N St): Status changed from Plan Check Wait to Complete
Record COM-2616674 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2623 V St 8): Status changed from Issued to Expired Permit
Record COM-2522129 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (2504 Solons Aly): First appeared in published agency feed
Record RES-2622092 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2607455 · 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 4.2 yr (since Aug 24, 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 (248 housing units, $65,000,000 declared valuation across 2 permits).
Pending in review for 2 mo — slower than 90% of electrical / panel permits in City of Sacramento (median 0d, 90th pct 5d, n=11,023).
Issued after 3 mo (7.4× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
Issued after 8 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Issued after 10 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
In "In review" for 15 mo (since Aug 26, 2025), exceeding the 184d median and 416d 75th percentile for new duplex / half-plex permits in City of Sacramento (n=115). current_status changed to "Plan Check Target" in snapshot Nov 1, 2026.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,013 parcels
−50.0% YoY
City baseline: 30.4 / 1k
45 in trailing 24m
Includes 11 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Kf Construction | Remodel / interior alteration | 5 on parcel5 in ½ mi | $520,000 | 1 vs 0 prior |
| Sierra Valley Mechanical | HVAC / heat pump | 4 on parcel5 in ½ mi | $64,558 | 47 vs 6 prior |
| A 1 Electrical | Commercial tenant improvement | 2 on parcel2 in ½ mi | $64,600 | 5 |
| 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 95816
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 ($10,285/yr) + local voter-approved bond debt ($1,440/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.
−$33,412/yr
Cash needed: $232,825
NOI: $31,281/yr
P&I: $5,391/mo
For $0/mo net cash flow
At $4,950/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 | $4,554/mo | −$3,353/mo | -17.3% | $9,235/mo | −$3,251/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $4,950/mo | −$2,784/mo | -14.4% | $8,547/mo | −$2,401/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $5,248/mo | −$2,457/mo | -12.7% | $8,349/mo | −$1,754/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 ↗
SERVICE CHANGE OUT
Replace the existing Zinsco 400A, 120/208V main electrical panel with a new 400A, 120/208V main electrical panel, like-for-like. The existing equipment is located indoors in the electrical room, and the new equipment will be installed in the same existing location. No additional load or increase in service capacity is proposed.
1820 28th Street com HVAC permit minor no plans
HVAC Permit: Replace 5 ton natural gas split HVAC system with a 5 ton heat pump split system. No ducts added or changed. The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%. CF-1R-ALT-HVAC on file: Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
COMM HVAC Changeout
Replace 5 ton natural gas split HVAC system with a 5 TON heat pump split HVAC system. No ducts added or changed. The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%. CF-1R-ALT-HVAC on file: Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
REVISION TO COM-2204593
EPC - REVISION TO COM-2204593 - DELETE SPECIFIED 2 X 2 LIGHT FIXTURES AND INSTALL 2 X 4 LIGHT FIXTURES MEETING TITLE 24 (SEE DELTA#1)
1820 28TH ST - HVAC
C/O 4 TON GAS PACK WITH SAME, LIKE FOR LIKE, NO DUCT CHANGES OR ADDED Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION
Church "Warming Kitchen" Remodel
EPC - Remodel Kitchen Area to Include: Replace Stoves, New Stand-Alone Freezer (on wheels, no anchorage), Replace Existing Sink with New 3-Comp Sink. Construct New Pantry Area, Replace Flooring, Ceiling and Lights. REVISION COM-2301124 - DELETE SPECIFIED 2 X 2 LIGHT FIXTURES AND INSTALL 2 X 4 LIGHT FIXTURES MEETING TITLE 24 (SEE DELTA#1)
Tower Repair
EPC - Repair and reinforce Church tower structure.
REVISION TO SIG-2011345
REVISION TO SIG-2011345: Sign base is changing from stones above ground to a solid base above ground under the monument.
C/O (2) 90k-BTU Furnaces
Replace (2) 90k-BTU downflow furnaces in mechanical closet.
REVISION TO COM-1910367
EPC - REVISION TO COM-1910367: Relocate Panel R to pantry on 2nd floor. Connect existing sanctuary lighting to circuit #2 in relocated panel. See revised electrical drawings.
LIGHT FIXTURE C/O
EPC - Replace existing T12 fluorescent light fixtures with the new 2by4 50wat led troffer replay existing switches with new dimmer switches. existing lighting circuits to be remain and used for new light fixtures installation.
REVISION TO COM-1910367
EPC - REVISION TO COM-1910367: DELETE 2 10 TON HVAC SYSTEMS AS SHOWN ON SHEET A-2.1, REPLACE EXISTING 10 TON HVAC SYSTEM LOCATED ON THE ROOF ABOVE KITCHEN. THIS REPLACEMENT IS TO PROVIDE HVAC FOR THE MULTI-PURPOSE ROOM.
REROOF
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 35 squares of 30yr Laminated Dimensional Composition. CRRC: 0668-0125. In-progress inspection required if 10 sq or greater. COOL ROOF compliance verification and CF1R form required at final inspection. Smoke & Carbon Monoxide Alarms required per CRC sections R314 & R315. Access to perform inspection/s must be provided by the Party requesting the inspection.
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.
1816 28TH ST; 1820 28TH ST; 2719 S ST
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 010-0051-016-0000. 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.
| Zanfardino Builders | Commercial tenant improvement | 2 on parcel2 in ½ mi | $61,544 | 1 vs 2 prior |
| Commercial Sign Crafters | Plan revision / deferred submittal | 2 on parcel2 in ½ mi | $7,000 | 0 vs 0 prior |
| Data Processing Air Recent nearby: 1726 28th St (Aug 26, 2020) | Remodel / interior alteration | 13 in ½ mi | $1,490,000 | 0 vs 0 prior |
| Lfg Construction Recent nearby: 3119 W St (Jul 15, 2024) | Accessory dwelling unit (new or conversion) | 10 in ½ mi | $1,920,000 | 0 vs 10 prior−100% |
| Tim Lewis Communities Recent nearby: 2100 Q St (Aug 6, 2026) | New multifamily / condos / mixed-use | 9 in ½ mi | $18,012,014 | 15 vs 1 prior |
| Pinnacle Recent nearby: 2018 Nest Walk (Apr 25, 2019) | New single-family home | 9 in ½ mi | $1,663,024 | 0 vs 0 prior |
| Spdarchitects Recent nearby: 2028 Nest Walk (Sep 19, 2023) | New single-family home | 8 in ½ mi | $1,841,469 | 0 vs 8 prior−100% |
| 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 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) |
| 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.
1820 28th Street Monument sign
Install one (1) single sided illuminated monument sign. SEE REVISION COM-2110236: Sign base is changing from stones above ground to a solid base above ground under the monument.
Remodel
Remodel of existing church, install (2) new rooftop HVAC units. installing new accessibility ramp, reroof existing flat roof with TPO overlay. SEE REVISION COM-2019912: DELETE 2 10 TON HVAC SYSTEMS AS SHOWN ON SHEET A-2.1, REPLACE EXISTING 10 TON HVAC SYSTEM LOCATED ON THE ROOF ABOVE KITCHEN. THIS REPLACEMENT IS TO PROVIDE HVAC FOR THE MULTI-PURPOSE ROOM. SEE REVISION COM-2106588: Relocate Panel R to pantry on 2nd floor. Connect existing sanctuary lighting to circuit #2 in relocated panel. See revised electrical drawings.
First Church of the Nazarene
Addition to existing church and new elevator: 1st floor: 200 square feet; 2nd floor: 950 square feet; 3rd floor: 950 square feet.
EXTERIOR REMODEL
Remove existing added roof at upper entry in two locations. Remove exterior stairs, Build exterior stairs, remove window.