Sacramento 95817 · Elmhurst · APN 011-0214-019-0000 · 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 $639,000 ($562,000–$716,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 6,534 sq ft lot. Local precedent is active with 17 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 (6 total permits, latest Jun 12, 2024).
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.
$639,000
Benchmark range: $562,000 – $716,000
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)
Addition (adds square footage) (RES-1812153): Issued after 19 mo (13.5× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Accessory dwelling unit at 4850 U St (0.23 mi NW, 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 (~$645/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, 9 permitted, 6 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.
515 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 5.2 yr (since Sep 8, 2021), with no new permit record in 5.2 yr. · 1 unit
In "Entitled" for 4.9 yr (since Dec 29, 2021), with no new permit record in 4.9 yr. · 1 unit
In "Entitled" for 4.8 yr (since Feb 11, 2022), with no new permit record in 4.8 yr. · 1 unit
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 Mar 18, 2022), with no new permit record in 4.7 yr. · 1 unit
Permit issued and active for 2.8 yr (first record Feb 7, 2024), with no completion or new permit record in 19 mo. · 1 unit · $133,105 declared valuation
Nearby roof replacement (15 Governors Ct): Status changed from Issued to Finaled
Record RES-2618005 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2519928 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (5308 U St): Status changed from Issued to Finaled
Record RES-2617531 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (5200 Broadway 12): Status changed from Issued to Finaled
Record COM-2615813 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (3101 53rd St): Status changed from Issued to Expired Permit
Record RES-2521190 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2609 55th St): Status changed from Issued to Finaled
Record RES-2617104 · 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 roof replacement (5200 Broadway 10): Status changed from Issued to Finaled
Record COM-2615843 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1606 Christopher Way): First appeared in published agency feed
Record RES-2623620 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (5200 Broadway 68): Status changed from Issued to Finaled
Record COM-2616237 · 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 roof replacement (5200 Broadway 6): Status changed from Issued to Finaled
Record COM-2616321 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (5200 Broadway 1): Status changed from Issued to Finaled
Record COM-2615663 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (5225 V St): First appeared in published agency feed
Record RES-2621503 · 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 19 mo (13.5× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
Pending in review for 8 yr (71.2× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Pending in review for 8.4 yr (74.8× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
In "In review" for 4 mo (since Jul 16, 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 "2026-10-02" in snapshot Nov 1, 2026.
In "Entitled" for 4.7 yr (since Mar 18, 2022), 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 |
|---|---|---|---|---|
| Geremia Pools | Plan revision / deferred submittal | 2 on parcel2 in ½ mi | $100,510 | 8 vs 15 prior−47% |
| Ralph R Swope Construction | Addition (adds square footage) | 1 on parcel1 in ½ mi | $129,239 | 0 vs 0 prior |
| Reynen And Bardis Homes Recent nearby: 516 Fairgrounds Dr (Jun 28, 2018) | New single-family home |
| 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) |
| New garage / accessory structure |
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 ($6,400/yr) + local voter-approved bond debt ($896/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.
−$29,520/yr
Cash needed: $140,800
NOI: $9,314/yr
P&I: $3,236/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 | −$2,696/mo | -23.0% | $5,649/mo | −$2,680/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,050/mo | −$2,460/mo | -21.0% | $5,228/mo | −$2,328/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 | −$2,325/mo | -19.8% | $5,107/mo | −$2,061/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 ↗
Revision to RES-2410143
EPC - Revision to RES-2410143 add auto cover to the plan and move pool 5' to the left
In-ground Pool
EPC - New 400 Sf in-ground gunite pool w/ associated equipment, pool heater, and pool auto-cover See revision RES-2412955 for automatic pool cover and relocation of pool
ADDITION / REMODEL
EPC Submittal - Addition to Residential Building -Lift an existing single family home bungaloe to add a new first floor to the ground level, addition to the existing first floor and partial kithen and bath remodel. Existing one story single family is 1,088 sq ft, from which 137 square feet are being removed and 114 sq ft are being added to have a 1,065 sq ft new second floor (total net habitable addition is -23 sq ft) , the new first floor will have 1,065 sq ft of conditioned area and 96 sq ft of unconditioned storage underneath the 96 sq ft elevated front porch. 190 sq ft of new back patio is being added, and the existing 48 sq ft balcony in the back is being removed to add a 96 sq ft balcony with total net of 48 sq ft . Total new added habitable sq ft is 1065 sq ft first floor, which is reduced by the total net reduction of the new second floor of 23 sq ft to a total new net habitable sq ft of 1042 and total decks added are 190 sq ft in the back and 48 sq ft (Total new 238 sq ft). Existing kitchen and bath remodel.
NEW ACCESSORY STRUCTURE
EPC Submittal - Construct new detached 264 sq ft accessory structure in the back of the property Includes a workshop, craft room and bathroom. Electrical and plumbing installed. Not conditioned/non habitable. (Bathroom SCOPE OF WORK added at 2nd cycle)
EPC Submittal - New Residential Building - Construct new detached accessory structure
EPC Submittal - Addition to Residential Building - LIFT AN EXISTING BUNGALOW HOME AND ADD A NEW STORY AT THE GROUND LEVEL. NEW DECK AND ADDITION TO THE PROPOSED SECOND LEVEL. SOME ALTERATIONS TO THE EXISTING KITCHEN AND BATHROOM.
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
0.15 acres
Assessor's classification for assessment purposes. This is not zoning.
2235 51ST 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 011-0214-019-0000. 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.
| 47 in ½ mi |
| $12,784,042 |
| 19 vs 0 prior |
| Sierra National Construction Recent nearby: 1708 59th St (May 24, 2024) | Demolition | 7 in ½ mi | $3,959,000 | 0 vs 6 prior |
| Diamond D Construction Recent nearby: 2625 57th St 2 (Jun 3, 2025) | Demolition | 7 in ½ mi | $468,093 | 3 vs 2 prior |
| Anchored Tiny Homes Recent nearby: 4850 U St (Jul 16, 2024) | Accessory dwelling unit (new or conversion) | 6 in ½ mi | $661,511 | 1 vs 52 prior−98% |
| Redwood ADU Recent nearby: 5526 2nd Ave (Jul 24, 2026) | Accessory dwelling unit (new or conversion) | 6 in ½ mi | $477,784 | 12 vs 1 prior |
| Connected Technology Recent nearby: 2633 57th St (Jun 6, 2024) | Remodel / interior alteration | 6 in ½ mi | $11,858 | 117 vs 248 prior−53% |
| Pacific Craft Builders Recent nearby: 4917 T St (Sep 24, 2026) | Remodel / interior alteration | 5 in ½ mi | $1,212,000 | 1 vs 0 prior |
| A Construction Pro Recent nearby: 4417 V St (Dec 9, 2024) | Accessory dwelling unit (new or conversion) | 5 in ½ mi | $507,044 | 29 vs 28 prior+4% |
| 231 |
| 35d |
| 69d |
| 132d |
| 261d |
| 50d(vs 84d prior) |
| Accessory dwelling unit (new or conversion) | 1,693 | 57d | 97d | 172d | 284d | 97d(vs 103d prior) |
| Addition (adds square footage)On this parcel | 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.