Sacramento 95817 · Tahoe Park · APN 011-0281-007-0000 · 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 $537,000 ($473,000–$601,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 13,068 sq ft lot. Local precedent is active with 10 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 (4 total permits, latest Oct 4, 2026).
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.
$537,000
Benchmark range: $473,000 – $601,000
Closest lead: Q Street Apartments (0.47 mi NE, entitled). 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 (~$548/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: 18 homes completed, 139 permitted, 54 proposed or in review (129 of them deed-restricted affordable); 2 demolitions.
32 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.
512 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 5.6 yr (since Apr 14, 2021), with no new permit record in 5.6 yr. · 1 unit
In "Entitled" for 5.6 yr (since Apr 20, 2021), with no new permit record in 5.6 yr. · 1 unit
In "Entitled" for 5.3 yr (since Jul 21, 2021), with no new permit record in 5.3 yr. · 1 unit
In "Entitled" for 5.1 yr (since Oct 7, 2021), with no new permit record in 5.1 yr. · 1 unit
In "Entitled" for 5.1 yr (since Oct 19, 2021), with no new permit record in 5.1 yr. · 137 units
In "Entitled" for 4.9 yr (since Dec 29, 2021), with no new permit record in 4.9 yr. · 1 unit
Nearby permit (f3288c48ecbc0fade521a2bd0d4061c14f680349): First appeared in published agency feed
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 roof replacement (6710 Manassero Way): First appeared in published agency feed
Record RES-2623317 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (3111 Perryman Way): Status changed from Issued to Finaled
Record RES-2620754 · 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 roof replacement (2800 65th St): Status changed from Plan Check Target to Issued
Record RES-2620585 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2800 65th St): Issued date changed from (blank) to 2026-10-08
Record RES-2620585 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2800 65th St): Description text was updated
Record RES-2620585 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (5825 7th Ave): Status changed from Issued to Finaled
Record RES-2619506 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (2736 59th St): Status changed from Issued to Finaled
Record RES-2610834 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2915 57th St): Status changed from Issued to Finaled
Record RES-2615351 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (2920 58th St): First appeared in published agency feed
Record RES-2623499 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (6460 Broadway): Status changed from Issued to Finaled
Record RES-2621211 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (6182 4th Ave): First appeared in published agency feed
Record RES-2621665 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (6311 3rd Ave): First appeared in published agency feed
Record RES-2621921 · 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 "Entitled" for 8.7 yr (since Feb 15, 2018), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (140 housing units, $27,896,642 declared valuation across 3 permits).
In "Entitled" for 4.4 yr (since Jul 5, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (130 housing units, $87,938,116 declared valuation across 1 permit).
In "Entitled" for 5.1 yr (since Oct 19, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (137 housing units across 0 permits).
Active in "Issued" for 2.6 yr (first record Apr 11, 2024) with no new permit activity recorded in 19 mo. High-impact scale (130 housing units, 129 deed-restricted affordable, $31,065,118 declared valuation across 18 permits).
In "Entitled" for 17 mo (since Jun 26, 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 (52 housing units across 0 permits).
In "Entitled" for 5.6 yr (since Apr 20, 2021), 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 1,920 parcels
−8.8% YoY
City baseline: 30.4 / 1k
65 in trailing 24m
Includes 20 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Connected Technology | Remodel / interior alteration | 1 on parcel9 in ½ mi | $22,033 | 117 vs 248 prior−53% |
| Sure Built Construction | Addition (adds square footage) | 1 on parcel1 in ½ mi | $16,382 | 4 vs 3 prior |
| Snook Construction | Roof replacement | 1 on parcel1 in ½ mi |
| 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 ($7,535/yr) + local voter-approved bond debt ($1,055/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.
Statutory notes: Under CA Gov. Code § 66324 (SB 13), local agencies cannot impose development impact fees on ADUs under 750 sq ft (plan-check, school district fees ≥500 sq ft, and utility connection fees still apply). Under CA Rev. & Tax. Code § 71, building an ADU triggers a supplemental assessment on the new construction value without reassessing the existing dwelling or land. Newly built ADUs also carry a rolling 15-year exemption from statewide AB 1482 rent caps from certificate of occupancy.
−$25,200/yr
Cash needed: $172,325
NOI: $22,806/yr
P&I: $4,000/mo
For $0/mo net cash flow
At $3,700/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 | $3,404/mo | −$2,525/mo | -17.6% | $6,929/mo | −$2,452/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,700/mo | −$2,100/mo | -14.6% | $6,413/mo | −$1,817/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $3,922/mo | −$1,856/mo | -12.9% | $6,264/mo | −$1,334/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-2615593
REVISION TO RES-2615593: UPDATING THE SEWER CONNECTION AND ADDING SEWER CONNECTION DETAIL TO SHEET A-005 NO OTHER CHANGES
BATH ADDITION
EPC - EXPEDITED - SCOPE OF WORK IS LIMITED TO ADDITION OF BATH 52 SQ.FT. CONVERT EXISTING STORAGE INTO POOL ROOM. NEW TANKLESS WATER HEATER, MINI SPLIT SYSTEM AND REMOVAL OF EXISTING DECK. Carbon monoxide & Smoke alarms are 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). All work subject to field inspections. REVISION RES-2622082: UPDATING THE SEWER CONNECTION AND ADDING SEWER CONNECTION DETAIL TO SHEET A-0005
EV CHARGER
EPC - Add new 40 amp circuit and run approximately 10’ 8 AWG wire in ¾” EMT conduit with 10 AWG ground to new GRIZZL-E Classic for EV charging. Charger uses 32 Amps.
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 32 squares of 50yr Laminated Dimensional Composition. CRRC: 0676-0137
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
0.30 acres
Assessor's classification for assessment purposes. This is not zoning.
6154 2ND 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 011-0281-007-0000. 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.
| $12,160 |
| 0 vs 0 prior |
| John Mansfield Recent nearby: 3105 65th St (Oct 8, 2019) | New single-family home | 31 in ½ mi | $6,865,892 | 0 vs 0 prior |
| Reynen And Bardis Homes Recent nearby: 504 Fairgrounds Dr (Jun 28, 2018) | New single-family home | 17 in ½ mi | $4,452,265 | 19 vs 0 prior |
| Yancey Recent nearby: 3133 62nd St (Apr 16, 2026) | Remodel / interior alteration | 14 in ½ mi | $511,388 | 38 vs 46 prior−17% |
| Caldwell Construction Merged: CALDWELL CONSTRUCTION · CALDWELL CONSTRUCTION INC Recent nearby: 3501 Marjorie Way (Mar 16, 2026) | Remodel / interior alteration | 10 in ½ mi | $519,998 | 20 vs 17 prior+18% |
| Jackson Properties Recent nearby: 1875 65th St (Jul 27, 2023) | Commercial tenant improvement | 9 in ½ mi | $24,779,272 | 12 vs 23 prior−48% |
| Nyecon Merged: NYECON · NYECON INC Recent nearby: 6301 S St (Jun 12, 2026) | Commercial tenant improvement | 6 in ½ mi | $3,683,983 | 8 vs 9 prior−11% |
| Premier Pools Sacramento Recent nearby: 2120 59th St (Jun 18, 2026) | Pool / spa | 6 in ½ mi | $436,421 | 102 vs 121 prior−16% |
| 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 alterationOn this parcel | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Roof replacementOn this parcel | 19,072 | 0d | 0d | 0d | 2d | 0d |
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.