Sacramento 95816 · Alhambra Triangle · APN 010-0132-013-0000 · City of Sacramento
Zoned R-1-SPD in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $665,000 ($585,000–$745,000).
Zoned R-1-SPD supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 3,485 sq ft lot. Local precedent is active with 27 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Aug 7, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
8 substantial renovation & housing permits over 24 months (38.5 per 1,000 parcels vs. 30.4 citywide baseline) (#94 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Alhambra Triangle)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$665,000
Benchmark range: $585,000 – $745,000
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: Accessory dwelling unit at 3243 X St (0.32 mi S, in review). 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 (~$669/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: 47 homes completed, 33 permitted, 50 proposed or in review (5 of them deed-restricted affordable); 2 demolitions.
61 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.
633 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-1 as single-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.
In "Entitled" for 20 mo (since Mar 6, 2025), with no new permit record in 20 mo. · 2 units
Permit issued and active for 2.3 yr (first record Jul 26, 2024), with no completion or new permit record in 19 mo. · 1 unit · $450,000 declared valuation
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 "Entitled" for 18 mo (since May 14, 2025), with no new permit record in 18 mo. · 4 units
Permit issued and active for 4.4 yr (first record Jun 14, 2022), with no completion or new permit record in 16 mo. · 1 unit · $520,000 declared valuation
In "In review" for 12 mo (since Nov 6, 2025), with no new permit record in 12 mo. · 1 unit · $82,243 declared valuation
Nearby general repair (1800 28th St): Status changed from Issued to Finaled
Record COM-2616560 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (1715 Santa Ynez Way): Status changed from Issued to Finaled
Record RES-2617710 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby new garage / accessory structure (1537 Santa Ynez Way): First appeared in published agency feed
Record RES-2623889 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2032 Gerber Ave): Status changed from Issued to Expired Permit
Record RES-2521199 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2022 28th St): First appeared in published agency feed
Record RES-2621923 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (1600 37th St): First appeared in published agency feed
Record RES-2622585 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (3948 Downey Way): First appeared in published agency feed
Record RES-2623019 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2729 U St): Status changed from Issued to Finaled
Record COM-2600455 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2820 P St): Status changed from Issued to Expired Permit
Record COM-2520180 · 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 solar / battery storage (2216 Gerber Ave): Status changed from Issued to Finaled
Record RES-2618728 · 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
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 "In review" for 12 mo (since Nov 6, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). issued_date changed to "2026-10-07" in snapshot Nov 1, 2026.
In "In review" for 12 mo (since Oct 31, 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 (33 housing units, 4 deed-restricted affordable, $4,009,938 declared valuation across 1 permit).
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.
In "Entitled" for 18 mo (since May 14, 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 (4 housing units across 0 permits).
Active in "Issued" for 16 mo (first record Jul 24, 2025) with no new permit activity recorded in 11 mo. High-impact scale (8 housing units, $800,000 declared valuation across 2 permits).
In "Entitled" for 20 mo (since Mar 6, 2025), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 208 parcels
Small prior baseline
City baseline: 30.4 / 1k
8 in trailing 24m
Includes 10 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Sunrun Installation Services | Solar / battery storage | 1 on parcel1 in ½ mi | $32,000 | 0 vs 7 prior |
| Salyers Heat And Air Conditioning | HVAC / heat pump | 1 on parcel1 in ½ mi | $8,790 | 0 vs 0 prior |
| Hangtown Electric | Electrical / panel | 1 on parcel1 in ½ mi | $7,400 |
| 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 ($6,650/yr) + local voter-approved bond debt ($931/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.
−$25,052/yr
Cash needed: $146,300
NOI: $15,299/yr
P&I: $3,363/mo
For $0/mo net cash flow
At $2,725/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 | $2,507/mo | −$2,401/mo | -19.7% | $5,858/mo | −$2,360/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,725/mo | −$2,088/mo | -17.1% | $5,422/mo | −$1,892/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,889/mo | −$1,908/mo | -15.6% | $5,296/mo | −$1,536/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 ↗
Reviewed by SolarApp+ 9.2kw Solar PV System, 11.5 kw PV Storage System Size and nullgal Solar WH System (water heater installed null).
E-Permit: existing panel 200 Amps - Overhead service, new main panel 200 Amps, Replacement weather head/masthead work.
E-Permit: Drain Line replacement or repair, 40 L.F.
No Duct Work Permitted. Change-out Split System to Split System. 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%.
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
0.08 acres
Assessor's classification for assessment purposes. This is not zoning.
3173 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 010-0132-013-0000. 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.
| Bonney Plumbing | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $5,293 | 45 vs 99 prior−55% |
| 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% |
| Alli Construction Recent nearby: 2545 34th St (Aug 1, 2018) | New single-family home | 10 in ½ mi | $1,578,000 | 0 vs 0 prior |
| Pinnacle Recent nearby: 2020 Nest Walk (Apr 25, 2019) | New single-family home | 9 in ½ mi | $1,663,024 | 0 vs 0 prior |
| Spdarchitects Recent nearby: 2024 Nest Walk (Sep 19, 2023) | New single-family home | 8 in ½ mi | $1,841,469 | 0 vs 8 prior−100% |
| Wfc Builders Recent nearby: 1625 Stockton Blvd 205 (Feb 24, 2026) | Commercial tenant improvement | 8 in ½ mi | $671,684 | 23 vs 9 prior+156% |
| 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) |
| Solar / battery storageOn this parcel | 3,950 | 0d | 3d | 8d | 27d | 2d |
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.