Sacramento 95817 · Fairgrounds · APN 011-0410-036-0000 · City of Sacramento
Zoned R-1A in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $436,000 ($384,000–$488,000).
Zone R-1A allows residential use qualifying for ministerial ADU review under state law (13 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
On-parcel permit history is indexed through Jun 28, 2018, 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.
$436,000
Benchmark range: $384,000 – $488,000
New single-family home (RES-1806064): Issued after 3 mo (1.9× the 45d median) — above the 75th percentile for new single-family home permits in City of Sacramento (median 45d, 75th pct 85d, n=3,657).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Accessory dwelling unit at 5317 V St (0.23 mi NW, in review). 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 (~$452/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, 12 permitted, 4 proposed or in review; 3 demolitions.
38 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.
613 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-1A as two-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 4.9 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 4.8 yr (first record Jan 14, 2022), with no completion or new permit record in 4.3 yr. · 1 unit · $241,524 declared valuation
Permit issued and active for 4.4 yr (first record Jun 9, 2022), with no completion or new permit record in 3.5 yr. · 1 unit · $110,000 declared valuation
Permit issued and active for 3.2 yr (first record Sep 14, 2023), with no completion or new permit record in 2.8 yr. · 1 unit · $92,000 declared valuation
Permit issued and active for 2.4 yr (first record Jun 12, 2024), with no completion or new permit record in 17 mo. · 1 unit · $190,000 declared valuation
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 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
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 (5200 Broadway 29): Status changed from Issued to Finaled
Record COM-2616232 · 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 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 electrical / panel (5309 Broadway): Status changed from Issued to Expired Permit
Record RES-2521998 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (5341 T St): Status changed from Issued to Finaled
Record RES-2601785 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (6013 4th Ave): First appeared in published agency feed
Record RES-2622412 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (3209 53rd St): First appeared in published agency feed
Record RES-2623840 · 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
Record RES-2619090 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (4908 U St): Status changed from Issued to Finaled
Record RES-2522122 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (5535 2nd Ave): Status changed from Issued to Finaled
Record RES-2616769 · 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 "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 4.9 yr (since Dec 29, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 4.8 yr (since Feb 11, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Issued after 3 mo (1.9× the 45d median) — above the 75th percentile for new single-family home permits in City of Sacramento (median 45d, 75th pct 85d, n=3,657).
Active in "Issued" for 17 mo (first record Jun 12, 2025) with no new permit activity recorded in 16 mo.
Active in "Issued" for 4.4 yr (first record Jun 9, 2022) with no new permit activity recorded in 3.5 yr.
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 |
|---|---|---|---|---|
| Reynen And Bardis Homes | New single-family home | 1 on parcel47 in ½ mi | $12,784,042 | 19 vs 0 prior |
| Yancey Recent nearby: 2800 60th St (Sep 26, 2024) | Remodel / interior alteration | 11 in ½ mi | $436,665 | 38 vs 46 prior−17% |
| A Construction Pro Recent nearby: 6026 4th Ave (Aug 21, 2026) | Remodel / interior alteration |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family homeOn this parcel | 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) |
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 ($4,350/yr) + local voter-approved bond debt ($609/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.
−$14,744/yr
Cash needed: $95,700
NOI: $11,651/yr
P&I: $2,200/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 | −$1,464/mo | -18.4% | $3,930/mo | −$1,433/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,050/mo | −$1,229/mo | -15.4% | $3,637/mo | −$1,081/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 | −$1,093/mo | -13.7% | $3,553/mo | −$813/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 unitsApr 3, 2018 – Jan 14, 2019
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
BARIS HOMES-FAIRGROUNDS
Plan 1698A, NSFR, Single Story, 1st Flr 1698 sf, Garage 422 sf, Patio 32 sf.
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 |
|---|---|---|---|---|---|---|
| 2019 | BARIS HOMES-FAIRGROUNDS(RES-1806064) | SFD · Owner | — | — | 1 (Jan 14, 2019) | — |
| 2018 | BARIS HOMES-FAIRGROUNDS(RES-1806064) | SFD · Owner | — | 1 (Jun 28, 2018) | — | — |
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
0.12 acres
Assessor's classification for assessment purposes. This is not zoning.
516 FAIRGROUNDS DR
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 011-0410-036-0000. 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.
| 8 in ½ mi |
| $520,438 |
| 29 vs 28 prior+4% |
| Sierra National Construction Recent nearby: 1708 59th St (May 24, 2024) | Demolition | 7 in ½ mi | $3,959,000 | 0 vs 6 prior |
| Solid Construction And Design Recent nearby: 5425 9th Ave (Mar 13, 2025) | Remodel / interior alteration | 7 in ½ mi | $227,120 | 32 vs 32 prior+0% |
| Connected Technology Recent nearby: 6166 2nd Ave (Jul 24, 2026) | Remodel / interior alteration | 7 in ½ mi | $11,928 | 117 vs 248 prior−53% |
| 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 |
| Caldwell Construction Merged: CALDWELL CONSTRUCTION · CALDWELL CONSTRUCTION INC Recent nearby: 3113 50th St (Feb 13, 2026) | Remodel / interior alteration | 6 in ½ mi | $429,809 | 20 vs 17 prior+18% |
| Sagan Electric Recent nearby: 3201 55th St (Sep 17, 2026) | Remodel / interior alteration | 6 in ½ mi | $5,345 | 61 vs 43 prior+42% |
| Imkat Construction Recent nearby: 2235 52nd St (Jun 17, 2026) | Accessory dwelling unit (new or conversion) | 5 in ½ mi | $747,966 | 61 vs 23 prior+165% |
| Accessory dwelling unit (new or conversion) | 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) |
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.