Sacramento 95817 · Fairgrounds · APN 011-0200-079-0000 · 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 $491,000 ($432,000–$550,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 50,093 sq ft lot. Local precedent is active with 8 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
On-parcel permit history is indexed through Jun 23, 2025, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$491,000
Benchmark range: $432,000 – $550,000
Closest lead: Donner Field Senior Aprts (Affordable Housing) (0.39 mi S, 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 (~$504/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: 22 homes completed, 182 permitted, 11 proposed or in review (164 of them deed-restricted affordable).
39 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.
614 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.
Permit issued and active for 2.5 yr (first record May 1, 2024), with no completion or new permit record in 2.3 yr. · 1 unit · $94,015 declared valuation
Permit issued and active for 4.7 yr (first record Feb 14, 2022), with no completion or new permit record in 2.2 yr. · 1 unit · $28,200 declared valuation
In "Entitled" for 2.2 yr (since Aug 27, 2024), with no new permit record in 2.2 yr. · 1 unit
In "Entitled" for 2.2 yr (since Aug 27, 2024), with no new permit record in 2.2 yr. · 1 unit · $158,076 declared valuation
Permit issued and active for 5.4 yr (first record Jun 10, 2021), with no completion or new permit record in 2.1 yr. · 2 units · $421,822 declared valuation
Permit issued and active for 2.8 yr (first record Jan 25, 2024), with no completion or new permit record in 22 mo. · 38 units · $3,500,000 declared valuation
Nearby permit (8d164c9219a68dfe3d45c2823fad47db54370446): 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 hvac / heat pump (3921 1st Ave): Status changed from Issued to Finaled
Record COM-2615647 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby accessory dwelling unit (new or conversion) (4858 8th Ave): First appeared in published agency feed
Record RES-2622063 · 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 (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
Record COM-2619662 · 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
Nearby remodel / interior alteration (2749 Santa Cruz Way): Status changed from Plan Check Wait to Withdrawn
Record RES-2609491 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (4961 7th Ave): Status changed from Issued to Finaled
Record RES-2611134 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (4749 8th Ave): Status changed from Issued to Expired Permit
Record RES-2521652 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (3900 4th Ave): Status changed from Ready For Pickup to Complete
Record RES-2620850 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (3033 44th St): First appeared in published agency feed
Record RES-2623136 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (3301 41st St): First appeared in published agency feed
Record RES-2622307 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2619090 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2619090 · 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 7.3 yr (first record Jul 24, 2019) with no new permit activity recorded in 12 mo. High-impact scale (67 housing units, 66 deed-restricted affordable, $19,000,000 declared valuation across 14 permits). current_status changed to "Process Wait" in snapshot Nov 1, 2026.
Active in "Issued" for 5.1 yr (first record Oct 19, 2021) with no new permit activity recorded in 16 mo. High-impact scale (65 housing units, 98 deed-restricted affordable, $13,500,000 declared valuation across 36 permits). current_status changed to "Complete" in snapshot Nov 1, 2026.
Active in "Issued" for 2.8 yr (first record Jan 25, 2024) with no new permit activity recorded in 22 mo. High-impact scale (38 housing units, $3,500,000 declared valuation across 6 permits).
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.
In "Approved" for 4 mo (since Jul 15, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). issued_date changed to "2026-09-29" in snapshot Nov 1, 2026.
In "Entitled" for 2.2 yr (since Aug 27, 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 310 parcels
Small prior baseline
City baseline: 30.4 / 1k
8 in trailing 24m
Includes 3 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| 3d Technology Services | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $187,000 | 2 vs 1 prior |
| Anchored Tiny Homes Recent nearby: 4850 U St (Jul 16, 2024) | Accessory dwelling unit (new or conversion) | 12 in ½ mi | $1,363,412 | 1 vs 52 prior−98% |
| Caldwell Construction Merged: CALDWELL CONSTRUCTION · CALDWELL CONSTRUCTION INC Recent nearby: (Feb 13, 2026) |
| 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 ($4,900/yr) + local voter-approved bond debt ($686/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.
−$18,708/yr
Cash needed: $107,800
NOI: $11,024/yr
P&I: $2,478/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 | −$1,795/mo | -20.0% | $4,391/mo | −$1,767/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,050/mo | −$1,559/mo | -17.4% | $4,064/mo | −$1,415/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 | −$1,424/mo | -15.8% | $3,970/mo | −$1,148/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 ↗
FIRE EQUIPMENT
EPC - TO PROVIDE AN EMERGENCY RESPONDER COMMUNICATIONS ENHANCEMENT SYSTEM THAT MEETS STATE AND LOCAL CODES AND REQUIREMENTS. THIS IS ACCOMPLISHED BY AMPLIFYING THE EXISTING OUTDOOR NETWORK AND DISTRIBUTING THE COVERAGE THROUGHOUT. THE BUILDING USING A SERIES OF SPLITTERS AND COUPLERS INTERCONNECTED WITH COAXIAL CABLE.
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
1.15 acres
Assessor's classification for assessment purposes. This is not zoning.
2761 STOCKTON BLVD; 2761 STOCKTON BLVD APT 130 APT 130; 2761 STOCKTON BLVD APT 131 APT 131
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 011-0200-079-0000. 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.
| Remodel / interior alteration |
| 6 in ½ mi |
| $344,816 |
| 20 vs 17 prior+18% |
| Domus Construction And Design Recent nearby: 3900 2nd Ave (Nov 19, 2018) | Addition (adds square footage) | 4 in ½ mi | $226,205 | 0 vs 0 prior |
| Americas Vinyl Exteriors Recent nearby: 4615 7th Ave (Jan 14, 2026) | Remodel / interior alteration | 4 in ½ mi | $122,376 | 26 vs 33 prior−21% |
| Bear Copper Electric Merged: BEAR COPPER ELECTRIC · BEAR COPPER ELECTRIC INC Recent nearby: 3981 4th Ave (Dec 30, 2025) | Remodel / interior alteration | 4 in ½ mi | $6,697 | 24 vs 75 prior−68% |
| Genesis Quality Construction Recent nearby: 4112 4th Ave (Apr 23, 2019) | New single-family home | 3 in ½ mi | $711,264 | 0 vs 0 prior |
| Bhandal Construction Recent nearby: 2741 Santa Clara Way (Dec 3, 2018) | New single-family home | 3 in ½ mi | $621,693 | 18 vs 7 prior |
| Home 2 Recent nearby: 3344 44th St (Apr 29, 2022) | Accessory dwelling unit (new or conversion) | 3 in ½ mi | $600,000 | 0 vs 0 prior |
| Rwfc Recent nearby: 2527 San Jose Way (May 23, 2025) | Accessory dwelling unit (new or conversion) | 3 in ½ mi | $420,736 | 9 vs 4 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 alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Fire alarm / sprinklerOn this parcel | 2,312 | 8d | 14d | 29d | 71d | 13d(vs 15d 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.