Sacramento 95817 · North Oak Park · APN 013-0104-043-0000 · City of Sacramento
Zoned R-1B in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $488,000 ($429,000–$547,000).
Zone R-1B 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
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Nov 29, 2021).
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.
$488,000
Benchmark range: $429,000 – $547,000
Closest lead: Accessory dwelling unit at 2832 34th St (0.17 mi E, 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 (~$501/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: 39 homes completed, 40 permitted, 53 proposed or in review (8 of them deed-restricted affordable); 2 demolitions.
55 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.
753 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-1B 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.
Permit issued and active for 4.6 yr (first record Apr 11, 2022), with no completion or new permit record in 2.3 yr. · 2 units · $298,122 declared valuation
Permit issued and active for 3.1 yr (first record Oct 20, 2023), with no completion or new permit record in 2.2 yr. · 1 unit · $260,585 declared valuation
Permit issued and active for 3.1 yr (first record Oct 20, 2023), with no completion or new permit record in 2.2 yr. · 1 unit · $477,356 declared valuation
In "In review" for 2 yr (since Nov 5, 2024), with no new permit record in 2 yr. · 4 units · $524,150 declared valuation
Permit issued and active for 4.7 yr (first record Mar 2, 2022), with no completion or new permit record in 2 yr. · 1 unit · $7,978 declared valuation
Permit issued and active for 3.9 yr (first record Dec 21, 2022), with no completion or new permit record in 2 yr. · 1 unit · $110,000 declared valuation
Nearby permit (b9b7c7fb16bce67d429ad00899c7517a49b20e96): 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 permit (b3cda44d02b7246ba4f8b749f42b46fecc812aa1): 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 permit (51ffa8217e27beb239c1cf6ebad94b1f3213a71a): 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 permit (3cf5751fd76dad1cee81ab3dd655e261cf03477e): 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 permit (adf190833baa4f0188110ceba0a9c131bec992d0): 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 roof replacement (3625 2nd Ave): Status changed from Issued to Withdrawn
Record RES-2620265 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (3210 Broadway): Status changed from Plan Check Wait to Expired Application
Record COM-2606639 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2620409 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (3031 Marshall Way): Status changed from Plan Check Wait to Issued
Record RES-2619500 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (3031 Marshall Way): Issued date changed from (blank) to 2026-10-14
Record RES-2619500 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (3031 Marshall Way): Contractor changed from (blank) to OLDTOWN ELECTRIC INC
Record RES-2619500 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby pool / spa (2901 Highland Ave): First appeared in published agency feed
Record RES-2623781 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (3251 3rd Ave): First appeared in published agency feed
Record RES-2623896 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2616594 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2616594 · 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 2 yr (since Nov 5, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (4 housing units, $524,150 declared valuation across 2 permits).
In "In review" for 12 mo (since Nov 6, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). issued_date changed to "2026-10-07" in snapshot Nov 1, 2026.
In "In review" for 12 mo (since Oct 31, 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 (33 housing units, 4 deed-restricted affordable, $4,009,938 declared valuation across 1 permit).
High-impact scale (24 housing units, $3,202,531 declared valuation across 8 permits). current_status changed to "Complete" in snapshot Nov 1, 2026.
In "In review" for 3 mo (since Aug 3, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). project_name changed to "NEW ADU & OFFICE" in snapshot Nov 1, 2026.
In "In review" for 17 mo (since Jun 17, 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 (4 housing units, $394,873 declared valuation across 2 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,514 parcels
+26.1% YoY
City baseline: 30.4 / 1k
52 in trailing 24m
Includes 32 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Town And Country Pools And Spas | Pool / spa | 1 on parcel1 in ½ mi | $50,000 | 1 vs 0 prior |
| Rcp Construction Recent nearby: 3333 3rd Ave (Feb 8, 2024) | Commercial tenant improvement | 13 in ½ mi | $18,224,751 | 6 vs 8 prior−25% |
| Veritas Design Build Recent nearby: 3400 Broadway (Sep 10, 2019) |
| 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 ($7,085/yr) + local voter-approved bond debt ($992/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.
−$21,957/yr
Cash needed: $162,425
NOI: $23,319/yr
P&I: $3,773/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 | −$2,255/mo | -16.7% | $6,552/mo | −$2,178/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,700/mo | −$1,830/mo | -13.5% | $6,064/mo | −$1,543/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 | −$1,586/mo | -11.7% | $5,923/mo | −$1,060/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 unitsMar 22, 2016 – Mar 22, 2016
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
pool
EPC - Construct new in Ground Swimming Pool (NO HEATER)
2958 32nd Street SFR
Construct a 1,858 square foot single family residence (1st floor: 1024, 2nd floor: 834) with detached 286 square foot garage and 204 square foot covered porch and 50sf 2nd flr deck.
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
0.12 acres
Assessor's classification for assessment purposes. This is not zoning.
2958 32ND ST
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 15, 2026 · Retrieved Nov 15, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 013-0104-043-0000. 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.
| New single-family home |
| 12 in ½ mi |
| $1,961,966 |
| 0 vs 0 prior |
| A Construction Pro Recent nearby: 2509 Donner Way (Nov 25, 2025) | Remodel / interior alteration | 11 in ½ mi | $1,968,071 | 29 vs 28 prior+4% |
| Alli Construction Recent nearby: 2545 34th St (Aug 1, 2018) | New single-family home | 10 in ½ mi | $1,578,000 | 0 vs 0 prior |
| D And J Kitchens And Baths Recent nearby: 2728 Montgomery Way (Jun 26, 2025) | Remodel / interior alteration | 10 in ½ mi | $509,312 | 29 vs 34 prior−15% |
| Geremia Pools Recent nearby: 2725 6th Ave (Mar 19, 2024) | Pool / spa | 10 in ½ mi | $398,113 | 8 vs 15 prior−47% |
| Jeffery Von Rotz Construction Recent nearby: 2731 Portola Way (Nov 4, 2021) | Accessory dwelling unit (new or conversion) | 9 in ½ mi | $1,010,083 | 0 vs 1 prior |
| Indie Capital Constructors Recent nearby: 3429 2nd Ave (Apr 7, 2017) | New single-family home | 8 in ½ mi | $1,488,363 | 0 vs 0 prior |
| Emmett Corbin Construction Recent nearby: 2615 Donner Way (Jul 11, 2025) | Remodel / interior alteration | 8 in ½ mi | $200,534 | 2 vs 0 prior |
| 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) |
| Pool / spaOn this parcel | 1,059 | 1d | 5d | 25d | 49d | 4d(vs 7d 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.