4848 U St

Sacramento 95817 · Elmhurst · APN 011-0136-006-0000 · City of Sacramento

Property brief (PDF)Timeline ↓Calculator ↓Official records ↓

What's changing nearby

Since October 2024 within ½ mile: 20 homes completed, 48 permitted, 8 proposed or in review; 2 demolitions.

35 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.

518 permits within ½ mile since October 2024

New construction2
Adds housing (ADU)31 · 37 units
Demolition13
Additions & renovations64
Building systems376
Repairs9
Other23

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.

Explore projects on the map →

Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Oct 1, 2026 · Retrieved Oct 22, 2026

What could be built here

A screen, not a determination

ADU or junior ADU

Likely eligible

Zoned R-1 (single-family residential): state law allows ADUs where homes are allowed.

What we couldn't check (4)

Setbacks, height and size limits in the local ADU ordinance
Utility and sewer capacity, fire access
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: two homes on the lot

Likely eligible

Zoned R-1, a single-family residential zone.

What we couldn't check (6)

Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Rent-controlled or deed-restricted affordable housing on the lot
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Local SB 9 standards (size, setbacks, parking)
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: split into two lots

Likely eligible

Zoned R-1, a single-family residential zone.
The lot is 4,356 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.

What we couldn't check (6)

Owner-occupancy: the applicant must sign an affidavit to live in one of the homes for 3 years
Whether the lot was created by an earlier SB 9 split, or the owner split an adjacent lot
Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

Mapped hazards on this lot

Fire hazard severity zone: Not in a State-mapped zone
FEMA flood zone: Zone X: minimal flood hazardFIRM panel 06067C0190H, effective August 16, 2012. Official flood map
Earthquake fault zone: Not in an Alquist-Priolo Earthquake Fault Zone

Built nearby: within ¼ mile since October 2023

Accessory dwelling unit (new or conversion)14

See them on the map →

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 Oct 22, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Oct 26, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Oct 26, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Oct 26, 2026) · Zoning classes: our classification of R-1 as single-family residential, checked against the zone description on Oct 24, 2026

Property & area intelligence timeline

78 events · 10 slow/stalled projects

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.

Slow-moving or stalled projects (10)

Active projects spending 12+ months pre-issuance, 24+ months under construction, or 6+ months without new records

StalledAccessory dwelling unit at 4850 U StIssued
On this parcel
Permit issued and active for 2.7 yr (first record Feb 7, 2024), with no completion or new permit record in 18 mo. · 1 unit · $133,105 declared valuation
Stalled4209 V St. 2 ADUsEntitled
0.39 mi W
In "Entitled" for 4.7 yr (since Feb 11, 2022), with no new permit record in 4.7 yr. · 2 units
StalledAccessory dwelling unit at 1840 48th StIssued
0.18 mi N
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
Stalled4108 T St ADUEntitled
0.45 mi NW
In "Entitled" for 4.7 yr (since Feb 24, 2022), with no new permit record in 4.7 yr. · 1 unit
Stalled1870 50th ST ADUEntitled
0.18 mi NE
In "Entitled" for 4.6 yr (since Mar 18, 2022), with no new permit record in 4.6 yr. · 1 unit
StalledAccessory dwelling unit at 1863 41st StIssued
0.47 mi NW
Permit issued and active for 3.8 yr (first record Dec 21, 2022), with no completion or new permit record in 3.1 yr. · 1 unit · $40,139 declared valuation

202615 events

September 2026Market trend
ZIP 95817
ZIP 95817 typical home value: $461,684 (+0.5% year-over-year)
Latest published Zillow Home Value Index (ZHVI) update
Changed from $459,524 in September 2025 to $461,684 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95817 (not a parcel appraisal)
Sep 24, 2026Nearby project · Issued
0.13 mi NE
Accessory dwelling unit at 4917 T St — Issued
4917 T St · 1 unit · $950,000 valuation
Records span May 21, 2026 to Sep 24, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Sep 17, 2026Nearby project · In review
0.49 mi SE
Accessory dwelling unit at 5501 2nd Ave — In review
5501 2nd Ave · 1 unit · $36,307 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Sep 11, 2026Nearby project · Issued
0.43 mi E
Accessory dwelling unit at 5443 V St — Issued
5443 V St · 1 unit · $73,000 valuation
Records span Aug 4, 2026 to Sep 11, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Aug 29, 2026Nearby project · In review
0.14 mi SE
Accessory dwelling unit at 2300 50th St — In review
2300 50th St · 1 unit · $200,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Aug 24, 2026Nearby project · In review
440 ft W
Accessory dwelling unit at 4717 V St — In review
4717 V St · 2 units · $208,424 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Aug 20, 2026Nearby project · Issued
0.48 mi SE
Accessory dwelling unit at 2611 55th St — Issued
2611 55th St · 1 unit · $97,459 valuation
Records span May 14, 2026 to Aug 20, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Jul 31, 2026Nearby project · Issued
0.42 mi N
Accessory dwelling unit at 1544 49th St — Issued
1544 49th St · 1 unit · $94,168 valuation
Records span Jun 5, 2026 to Jul 31, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Jul 31, 2026Nearby project · In review
260 ft E
Accessory dwelling unit at 4875 U St — In review
4875 U St · 1 unit · $162,079 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Jul 16, 2026Nearby project · In review
0.35 mi E
Accessory dwelling unit at 5317 V St — In review
5317 V St · 1 unit · $132,426 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Jun 25, 2026Nearby project · Issued
0.14 mi E
Accessory dwelling unit at 5006 T St — Issued
5006 T St · 1 unit · $36,418 valuation
Records span Mar 4, 2026 to Jun 25, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Jun 17, 2026Nearby project · Finaled / completed
0.29 mi SE
Accessory dwelling unit at 2235 52nd St — Finaled / completed
2235 52nd St · 1 unit · $171,632 valuation
Records span Mar 9, 2026 to Jun 17, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Jun 12, 2026Nearby project · Issued
0.18 mi SE
Accessory dwelling unit at 5022 V St — Issued
5022 V St · 2 units · $211,170 valuation
Records span Mar 4, 2026 to Jun 12, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
May 14, 2026Nearby project · Finaled / completed
0.38 mi NE
Accessory dwelling unit at 1567 49th St — Finaled / completed
1567 49th St · 1 unit · $135,000 valuation
Records span Aug 20, 2024 to May 14, 2026 (3 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
May 8, 2026Nearby project · Applied
0.46 mi N
Demolition at 4300 Folsom Blvd — Applied
4300 Folsom Blvd · $30,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)

Showing 15 of 78 timeline events

Recorded sales & deed transfers: California county recorders do not publish open bulk deed-transfer feeds without owner-PII restrictions, so individual sale deeds are not redistributed here. For official assessment roll and recorded transfer history in City of Sacramento, inspect Assessor Parcel Viewer ↗.

Ownership & rental scenario calculator

Prop 13 tax estimate & area benchmarks

Area rent & home-value benchmarks (kept separate from your assumptions)

Click any benchmark to pre-fill the calculator

HUD Small Area Fair Market Rent · ZIP 95817

HUD FY 2026 · 40th-percentile gross rent

Census ACS 5-year median gross rent (all bedroom counts combined):

Elmhurst$2,012±$424

ZIP 95817$1,638±$90

Area home-value benchmarks (not an appraisal)

ZIP & neighborhood medians

Zillow ZHVI · ZIP 95817(as of September 2026)Data provided by Zillow · typical mid-tier home value in ZIP

$461,684

ACS Median Home Value · ElmhurstCensus ACS 2020–2024 owner-occupied self-reported median

$657,000±$39,500

ACS Median Home Value · ZIP 95817Census ACS 2020–2024 owner-occupied self-reported median

$538,000±$34,400

1. Purchase, financing & Prop 13 tax reassessment

Purchase price ($)Down payment (%)$92,000Interest rate (%)Loan termClosing costs (%)$9,200

Prop 13 post-purchase property tax estimate

$475/mo ($5,694/yr · 1.24%)

Under 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 ($4,600/yr) + local voter-approved bond debt ($644/yr) + fixed direct levies/Mello-Roos ($450/yr).

Voter bond rate (%)$644/yrDirect levies / Mello-Roos ($/yr)Check Assessor Parcel Viewer ↗

2. Your rent & operating assumptions

Monthly gross rent ($)Your assumptionVacancy allowance (%)−$103/moManagement (%)$156/moMaintenance (%)$103/moCapEx reserve (%)$103/moInsurance ($/mo)$1,980/yrHOA dues ($/mo)Owner utilities ($/mo)

Insurance & hazard context:

This lot is outside mapped CAL FIRE Fire Hazard Severity Zones and FEMA Special Flood Hazard Areas. California insurance costs still vary widely by roof age, electrical panel, and carrier underwriting; obtain a property-specific quote rather than relying on rules of thumb.

3. Scenario results (based on your assumptions)

Net monthly cash flow: −$1,379
Cash-on-cash return: -16.3%
Cap rate (Year 1 NOI): 2.47%
DSCR (NOI / debt): 0.41x
Break-even gross rent: $3,831/mo
Break-even vacancy: 0% (negative at full occ.)

Monthly cash-flow breakdown (Effective gross $1,948 − Operating $1,000 − Debt $2,326)

Gross scheduled rent$2,050

Vacancy allowance (5%)−$103

Effective gross income$1,948

Prop 13 property tax (1.24%)−$475

Property insurance−$165

Management (8%), maintenance (5%) & CapEx (5%)−$361

Net Operating Income (NOI)+$947

Mortgage principal & interest (368,000 loan)−$2,326

Net monthly cash flow−$1,379

4. Sensitivity & rent-stabilization ceiling (City of Sacramento)

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	−$1,614/mo	-19.1%	$4,139/mo	−$1,585/mo
Base (your inputs)	Your entered assumptions, 3.0%/yr rent growth	$2,050/mo	−$1,379/mo	-16.3%	$3,831/mo	−$1,233/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	−$1,244/mo	-14.7%	$3,742/mo	−$965/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 ↗

Common statutory exemption signals under AB 1482

Housing issued a certificate of occupancy within the last 15 years (rolling exemption under AB 1482).
Separately alienable single-family homes or condominiums not owned by a corporation, REIT, or LLC with a corporate member (when required statutory notice is in the lease).
Owner-occupied duplexes where the owner occupied one unit from the start of the tenancy.

Development projects on this parcel

Accessory dwelling unit at 4850 U St
Issued1 unitsFeb 7, 2024 – Apr 18, 2025

We group related permits and State housing reports into projects. That grouping is our inference, not an official record.

Permit history on this parcel

5 records

Accessory dwelling unit (new or conversion)RES-2506345
4848 U ST - NEW ADU
EPC - EXPEDITED - New 292 sf detached ADU with 6 sf utility closet for water heater. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314, Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).”
EPC - EXPEDITED - New 292 sf detached ADU with 6 sf utility closet for water heater. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314, Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).”
Applied
Apr 1, 2025
Issued
Apr 18, 2025
Recorded status
Issued as of Oct 1, 2026
Declared valuation
$133,105
Accessory dwelling unit (new or conversion)RES-2402729
4848 U ST - NEW ADU
EPC - EXPEDITED - New 292 sf detached ADU with 6 sf utility closet for water heater. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314, Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).”
EPC - EXPEDITED - New 292 sf detached ADU with 6 sf utility closet for water heater. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314, Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).”
Applied
Feb 7, 2024
Issued
Jul 16, 2024
Recorded status
Withdrawn as of Oct 1, 2026
Declared valuation
$133,105
Electrical / panelRES-2016688
E-Permit: - Overhead service, adding 6 outlets (120V), adding 4 recessed lighting fixtures, rewiring 1200 sq ft.
E-Permit: - Overhead service, adding 6 outlets (120V), adding 4 recessed lighting fixtures, rewiring 1200 sq ft.
Applied
Sep 15, 2020
Issued
Sep 15, 2020
Recorded status
Finaled as of Oct 1, 2026
Declared valuation
$11,596
Plumbing / water heater / sewerRES-1821308
E-Permit: Gas Line replacement, repair, or new leg, 27 L.F.
E-Permit: Gas Line replacement, repair, or new leg, 27 L.F.
Applied
Nov 1, 2018
Issued
Nov 1, 2018
Recorded status
Expired Permit as of Oct 1, 2026
Declared valuation
$1,500
HVAC / heat pumpRES-1606445
Change-out Ducts Only to Ducts Only. 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%.
Change-out Ducts Only to Ducts Only. 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%.
Applied
Apr 27, 2016
Issued
Apr 27, 2016
Recorded status
Expired Permit as of Oct 1, 2026
Declared valuation
$5,768

Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Oct 1, 2026 · Retrieved Oct 22, 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.

Housing activity reported to the State

Report year	Project / record	Type	Entitled	Permitted	Completed	Deed-restricted
2025	4848 U ST - NEW ADU(RES-2506345)	ADU · Renter	—	1 (Apr 18, 2025)	—	—
2024	4848 U ST - NEW ADU(RES-2402729)	ADU · Renter	1 (Feb 7, 2024)	1 (Jul 16, 2024)	—	—

Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Oct 26, 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.

Zoning & planning

Zoning: R-1: Single-Unit Dwelling Zone code
2040 General Plan designation: Neighborhood policy

Source: City of Sacramento CDD, Zoning · Geography: zoning district polygon at parcel point · Source updated Oct 10, 2026 · Retrieved Oct 22, 2026

Parcel facts

Lot size: 4,356 sq ft
Tax rate area: 03005
Assessor land use: Residential · Single Family · Subdivision
Addresses on parcel: 2

Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Oct 25, 2026 · Retrieved Oct 25, 2026

Official records

Assessor Parcel Viewer
Assessed values and limited building characteristics (Sacramento County Assessor)
Assessed value lookup
Current roll value. This is assessed value, not market value.
Property tax bill
Search by parcel number 011-0136-006-0000. Shows direct levies and special assessments.
City permit portal (Accela)
Search the city's permit system by address or record number
FEMA Flood Map Service Center
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.

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

−$1,614/mo

-19.1%

$4,139/mo

−$1,585/mo

Base (your inputs)

Your entered assumptions, 3.0%/yr rent growth

$2,050/mo

−$1,379/mo

-16.3%

$3,831/mo

−$1,233/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

−$1,244/mo

-14.7%

$3,742/mo

−$965/mo

Report year

Project / record

Type

Entitled

Permitted

Completed

Deed-restricted

2025

4848 U ST - NEW ADU(RES-2506345)

ADU · Renter

—

1 (Apr 18, 2025)

—

2024

4848 U ST - NEW ADU(RES-2402729)

ADU · Renter

1 (Feb 7, 2024)

1 (Jul 16, 2024)

—