Sacramento 95817 · North Oak Park · APN 010-0306-011-0000 · City of Sacramento
Zoned R-2A in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $539,000 ($474,000–$604,000).
Zone R-2A allows residential use qualifying for ministerial ADU review under state law (32 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 (7 total permits, latest Mar 18, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
about 97% of the lot of the parcel intersects Zone X: minimal flood hazard. 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.
$539,000
Benchmark range: $474,000 – $604,000
Plan revision / deferred submittal (SUB-1819454): Pending in review for 8.1 yr (72.2× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Accessory dwelling unit at 3243 X St (0.12 mi N, 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 (~$550/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: 56 homes completed, 50 permitted, 63 proposed or in review (8 of them deed-restricted affordable); 2 demolitions.
66 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.
663 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-2A 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 "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
In "In review" for 17 mo (since Jun 17, 2025), with no new permit record in 17 mo. · 4 units · $394,873 declared valuation
In "Entitled" for 17 mo (since Jun 17, 2025), with no new permit record in 17 mo. · 8 units
In "In review" for 12 mo (since Nov 6, 2025), with no new permit record in 12 mo. · 1 unit · $82,243 declared valuation
In "In review" for 12 mo (since Oct 31, 2025), with no new permit record in 11 mo. · 33 units · $4,009,938 declared valuation
Nearby permit (b9b7c7fb16bce67d429ad00899c7517a49b20e96): 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 (b3cda44d02b7246ba4f8b749f42b46fecc812aa1): 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 (51ffa8217e27beb239c1cf6ebad94b1f3213a71a): 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 (6d6c1dfa95ed11fbb6e2ea78be07fb1763d98c6b): 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 (3cf5751fd76dad1cee81ab3dd655e261cf03477e): 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 (adf190833baa4f0188110ceba0a9c131bec992d0): 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 plumbing / water heater / sewer (2912 35th St): Status changed from Issued to Finaled
Record COM-2620849 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2833 4th Ave): First appeared in published agency feed
Record RES-2623242 · 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 roof replacement (3625 2nd Ave): Status changed from Issued to Withdrawn
Record RES-2620265 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (3210 Broadway): Status changed from Plan Check Wait to Expired Application
Record COM-2606639 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (3801 1st Ave): Status changed from Issued to Finaled
Record RES-2609862 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2620409 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (3031 Marshall Way): Status changed from Plan Check Wait to Issued
Record RES-2619500 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (3031 Marshall Way): Issued date changed from (blank) to 2026-10-14
Record RES-2619500 · 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).
Pending in review for 8.1 yr (72.2× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
High-impact scale (24 housing units, $3,202,531 declared valuation across 8 permits). current_status changed to "Complete" 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).
In "In review" for 17 mo (since Jun 17, 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, $394,873 declared valuation across 2 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,514 parcels
+26.1% YoY
City baseline: 30.4 / 1k
52 in trailing 24m
Includes 32 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Mbl And Sons | Solar / battery storage | 1 on parcel1 in ½ mi | $55,080 | 0 vs 0 prior |
| Clarke And Rush Mechanical | HVAC / heat pump | 1 on parcel1 in ½ mi | $17,000 | 4 vs 12 prior−67% |
| Greenberg Clark | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $9,507 |
| 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 95817
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 ($5,400/yr) + local voter-approved bond debt ($756/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.
−$22,312/yr
Cash needed: $118,800
NOI: $10,454/yr
P&I: $2,731/mo
For $0/mo net cash flow
At $2,050/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 | $1,886/mo | −$2,095/mo | -21.2% | $4,810/mo | −$2,071/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,050/mo | −$1,859/mo | -18.8% | $4,452/mo | −$1,720/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,173/mo | −$1,724/mo | -17.4% | $4,349/mo | −$1,452/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 ↗
2520 33rd Street com minor plumbing no plans
Plumbing Permit: 1 inch, soft water line replacement with PVC pipe. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994, are exempt).
Fire Alarm Upgrade-Connect New Ansul System
EPC - Add Monitoring equipment for new Ansul protected Hood under permit COM-2310331, with existing fire alarm system upgrade. DO NOT FINAL UNTIL COM-2310331 IS FINALED.
EPC- Ansul Hood/Duct
EPC- Ansul Hood/Duct - Complete install of Ansul Hood/Duct fire System for ventless hood system
3263 1ST AVE - C/O HVAC
LIKE FOR LIKE CHANGEOUT OF 4 TON HVAC UNIT ON MODULAR UNIT LOCATED IN PROPERTY PARKING LOT. ALL WORK SUBJECT TO FIELD INSPECTION.
EPC - 36kw Solar PV System, and 0gal Solar WH System (water heater installed null).
EPC Submittal - Addition to Commercial Building - Installation of approximately 36kW rooftop solar system
Capital Heights Academy
Accessibility upgrades to the existing staff room and the exterior path of travel.
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
1.18 acres
Assessor's classification for assessment purposes. This is not zoning.
2520 33RD ST; 3261 1ST AVE; 3263 1ST AVE
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 010-0306-011-0000. 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.
| 0 vs 0 prior |
| Sentinel Fire Equipment | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $2,000 | 0 vs 4 prior |
| Sonitrol Of Sacramento | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $650 | 0 vs 0 prior |
| Rcp Construction Recent nearby: 3333 3rd Ave (Feb 8, 2024) | Commercial tenant improvement | 13 in ½ mi | $18,224,751 | 6 vs 8 prior−25% |
| Veritas Design Build Recent nearby: 3400 Broadway (Sep 10, 2019) | New single-family home | 12 in ½ mi | $1,961,966 | 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 |
| Jeffery Von Rotz Construction Recent nearby: 2731 Portola Way (Nov 4, 2021) | Accessory dwelling unit (new or conversion) | 9 in ½ mi | $1,010,083 | 0 vs 1 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) |
| 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.