Sacramento 95819 · Elmhurst · APN 011-0042-015-0000 · City of Sacramento
Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $886,000 ($780,000–$992,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 6,098 sq ft lot. Local precedent is active with 13 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 (2 total permits, latest Feb 12, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
37 substantial renovation & housing permits over 24 months (36.3 per 1,000 parcels vs. 30.4 citywide baseline) (#49 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Elmhurst)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$886,000
Benchmark range: $780,000 – $992,000
all 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)
Accessory dwelling unit (new or conversion) (RES-2405586): Issued after 11 mo (3.5× the 97d median) — slower than 90% of accessory dwelling unit (new or conversion) permits in City of Sacramento (median 97d, 90th pct 284d, n=1,693).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Accessory dwelling unit at 4850 U St (0.25 mi SE, 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 (~$879/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: 12 homes completed, 9 permitted, 7 proposed or in review; 1 demolition.
25 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 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 4.8 yr (since Feb 11, 2022), with no new permit record in 4.8 yr. · 2 units
Permit issued and active for 5 yr (first record Oct 26, 2021), with no completion or new permit record in 4.7 yr. · 1 unit · $90,000 declared valuation
In "Entitled" for 4.7 yr (since Feb 24, 2022), with no new permit record in 4.7 yr. · 1 unit
In "Entitled" for 4.7 yr (since Mar 18, 2022), with no new permit record in 4.7 yr. · 1 unit
In "Entitled" for 4.5 yr (since Apr 29, 2022), with no new permit record in 4.5 yr. · 1 unit
In "Entitled" for 4.6 yr (since Apr 15, 2022), with no new permit record in 4.5 yr. · 2 units · $177,106 declared valuation
Nearby general repair (1841 48th St): First appeared in published agency feed
Record RES-2621568 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (1701 50th St): First appeared in published agency feed
Record RES-2623281 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2482 41st St): First appeared in published agency feed
Record RES-2622973 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (5017 U St): Status changed from Issued to Finaled
Record RES-2620196 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (4100 Folsom Blvd 1a): First appeared in published agency feed
Record COM-2623267 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (4624 Buckingham Way): First appeared in published agency feed
Record RES-2622945 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2240 51st St): First appeared in published agency feed
Record RES-2623196 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (1870 50th St): Status changed from Issued to Finaled
Record RES-2621417 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (1909 41st St): First appeared in published agency feed
Record RES-2623212 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (1532 40th St): Status changed from Issued to Finaled
Record RES-2621461 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (4337 U St): First appeared in published agency feed
Record RES-2622582 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (4209 U St): Status changed from Issued to Finaled
Record RES-2602213 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (4317 T St): First appeared in published agency feed
Record RES-2622759 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (1407 44th St): First appeared in published agency feed
Record RES-2622503 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (4315 V St): First appeared in published agency feed
Record COM-2622863 · 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 Feb 7, 2024) with no new permit activity recorded in 19 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
Issued after 11 mo (3.5× the 97d median) — slower than 90% of accessory dwelling unit (new or conversion) permits in City of Sacramento (median 97d, 90th pct 284d, n=1,693).
Issued after 6 mo — slower than 90% of demolition permits in City of Sacramento (median 1d, 90th pct 35d, n=705).
In "In review" for 4 mo (since Jul 6, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). contractor changed to "INTEGRITY CONSTRUCTION & SOLUTIONS INC" in snapshot Nov 1, 2026.
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).
In "Entitled" for 2.5 yr (since May 29, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,020 parcels
−31.8% YoY
City baseline: 30.4 / 1k
37 in trailing 24m
Includes 17 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| J3 Pro Builders | Accessory dwelling unit (new or conversion) | 2 on parcel2 in ½ mi | $162,386 | 0 vs 0 prior |
| Halls Window Center Recent nearby: 1531 47th St (Jan 6, 2025) | Remodel / interior alteration | 10 in ½ mi | $125,585 | 26 vs 89 prior−71% |
| Premier Pools Recent nearby: 1513 40th St (Nov 29, 2021) | Pool / spa |
| 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 95819
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 ($8,850/yr) + local voter-approved bond debt ($1,239/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.
−$41,606/yr
Cash needed: $194,700
NOI: $12,094/yr
P&I: $4,475/mo
For $0/mo net cash flow
At $2,650/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 | $2,438/mo | −$3,772/mo | -23.2% | $7,703/mo | −$3,751/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,650/mo | −$3,467/mo | -21.4% | $7,130/mo | −$3,296/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,809/mo | −$3,292/mo | -20.3% | $6,964/mo | −$2,950/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 ↗
Finaled / completed1 unitsDec 19, 2023 – Feb 12, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
ADU
EPC - REMOVE EXISTING GARAGE AND REPLACE WITH NEW ADU. 1ST FLR 408 SF, PORCH 45 SF, 2ND FLR 190 SF SOLAR EXEMPT. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION. DEMOLITION OF THE EXISTING GARAGE WILL BE ON A SEPARATE WRECKING PERMIT-RES-2407012.
1911 45th Street res demo permit
Demo Permit: Remove exisiting garage and replace with new 598 sq ft ADU separate wrecking permit will be issued for the detached garage.
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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2025 | ADU(RES-2405586) | ADU · Renter | — | 1 (Feb 12, 2025) | 1 (Sep 12, 2025) | — |
| 2024 | ADU(RES-2405586) | ADU · Renter | 1 (Mar 14, 2024) | — | — | — |
| 2023 | 1911 45th St. ADU Optional Zoning Review(IR23-271) | ADU · Renter | 1 (Dec 19, 2023) | — | — | — |
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
0.14 acres
Assessor's classification for assessment purposes. This is not zoning.
1911 45TH ST; 4509 SOLONS ALY
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 011-0042-015-0000. 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.
| 9 in ½ mi |
| $490,596 |
| 0 vs 0 prior |
| Az Custom Construction Recent nearby: 1543 39th St (Jun 8, 2022) | Demolition | 8 in ½ mi | $1,377,500 | 2 vs 9 prior−78% |
| A Construction Pro Recent nearby: 3923 V St (Sep 23, 2026) | Accessory dwelling unit (new or conversion) | 8 in ½ mi | $1,012,316 | 29 vs 28 prior+4% |
| Connected Technology Recent nearby: 4132 T St (Jul 14, 2025) | Remodel / interior alteration | 8 in ½ mi | $9,584 | 117 vs 248 prior−53% |
| Jaz Developments Recent nearby: 5033 U St (Feb 1, 2024) | Addition (adds square footage) | 7 in ½ mi | $848,716 | 5 vs 16 prior−69% |
| Anchored Tiny Homes Recent nearby: 4850 U St (Jul 16, 2024) | Accessory dwelling unit (new or conversion) | 7 in ½ mi | $807,687 | 1 vs 52 prior−98% |
| Dyer Construction Recent nearby: 2131 51st St (May 19, 2022) | Remodel / interior alteration | 7 in ½ mi | $589,282 | 10 vs 6 prior |
| Premier Pools Sacramento Recent nearby: 1713 42nd St (Aug 14, 2024) | Pool / spa | 7 in ½ mi | $532,927 | 102 vs 121 prior−16% |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| DemolitionOn this parcel | 705 | 0d | 1d | 7d | 35d | 2d |
| 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) |
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.