2562 Portola Way

Sacramento 95818 · Curtis Park · APN 013-0114-007-0000 · City of Sacramento

Compare Property brief (PDF)Timeline ↓Calculator ↓Official records ↓

Executive Verdict · Public-Records Synthesis

Infill screen:ADU + SB 9 likely Benchmark est.:$898,000 Yr 1 Prop 13 est.:$891/mo

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 $898,000 ($790,000–$1,006,000).

Upsides & Opportunities

ADU & SB 9 infill pathways screen as likely eligibleDetails ↓
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 6,098 sq ft lot. Local precedent is active with 11 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
1 documented municipal building permit on fileDetails ↓
On-parcel permit history is indexed through Mar 15, 2021, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Above-average reinvestment in Curtis ParkDetails ↓
124 substantial renovation & housing permits over 24 months (47.5 per 1,000 parcels vs. 30.4 citywide baseline) (#29 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Curtis Park)

Watchouts & Due Diligence

Mapped flood awareness zone (Zone X: reduced flood risk due to levee)Details ↓
all of the lot of the parcel intersects Zone X: reduced flood risk due to levee. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
6 slow or stalled nearby projects within ½ mileDetails ↓
Closest lead: Accessory dwelling unit at 2990 25th St (500 ft W, 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)
Year 1 Prop 13 tax reset (~$10,687/yr at $898,000)Details ↓
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$891/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector

Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.

For saleLast soldEst. price·Click any lot to inspect

What's changing nearby

Since November 2024 within ½ mile: 23 homes completed, 9 permitted, 3 proposed or in review; 3 demolitions.

34 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.

854 permits within ½ mile since November 2024

New construction10 · 2 units
Adds housing (ADU)24 · 29 units
Demolition15
Additions & renovations138
Building systems605
Repairs29
Other33

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.

Explore projects on the map →Explore sales & prices →

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

Estimated price, listing status & sales records

Benchmark valuation & transaction history

Estimated PriceZHVI + ACS + Permits

$898,000

Benchmark range: $790,000 – $1,006,000

Listing StatusOff Market

Not currently listed for sale

Compare nearby sales & prices on map →

Last Sold & Tax Roll

No deed price in open GIS feed

Verify on Assessor Parcel Viewer

How this estimated price is calculated (ZIP ZHVI + Neighborhood ACS + Permit Model)

Model monthly ownership cost ↓

1. Area home value baseline: 70% ZIP 95818 Zillow ZHVI ($700,634, September 2026) + 30% Curtis Park ACS median ($819,748); $736,368
2. Parcel & lot adjustment (1.22×): Duplex / 2-unit residential property (1.22× single-family baseline); +$162,001
3. Documented permitted improvements: No recent value-adding ADU, addition, or remodel permits recorded on this parcel; +$0

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.

What could be built here

A screen, not a determination

ADU or junior ADU

Likely eligible

Zoned R-1 (single-family residential): state law allows ADUs where homes are allowed.

What we couldn't check (4)

Setbacks, height and size limits in the local ADU ordinance
Utility and sewer capacity, fire access
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: two homes on the lot

Likely eligible

Zoned R-1, a single-family residential zone.

What we couldn't check (6)

Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Rent-controlled or deed-restricted affordable housing on the lot
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Local SB 9 standards (size, setbacks, parking)
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: split into two lots

Likely eligible

Zoned R-1, a single-family residential zone.
The lot is 6,098 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.

What we couldn't check (6)

Owner-occupancy: the applicant must sign an affidavit to live in one of the homes for 3 years
Whether the lot was created by an earlier SB 9 split, or the owner split an adjacent lot
Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

Mapped hazards on this lot

Fire hazard severity zone: Not in a State-mapped zone
FEMA flood zone: Zone X: reduced flood risk due to leveeFIRM panel 06067C0190H, effective August 16, 2012. Official flood map
Earthquake fault zone: Not in an Alquist-Priolo Earthquake Fault Zone

Built nearby: within ¼ mile since November 2023

Accessory dwelling unit (new or conversion)11

See them on the map →

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

Property & area intelligence timeline

108 events · 8 slow/stalled projects

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.

Slow-moving or stalled projects (8)

Active projects spending 12+ months pre-issuance, 24+ months under construction, or 6+ months without new records

StalledAccessory dwelling unit at 2645 28th StIssued
0.4 mi NE
Permit issued and active for 4.5 yr (first record May 24, 2022), with no completion or new permit record in 3.6 yr. · 1 unit · $40,000 declared valuation
StalledNew home at 3024 6th AveEntitled
0.37 mi SE
In "Entitled" for 3.6 yr (since Mar 30, 2023), with no new permit record in 2.9 yr. · 1 unit · $300,000 declared valuation
StalledAccessory dwelling unit at 2835 Castro WayIssued
0.33 mi NE
Permit issued and active for 3.1 yr (first record Oct 2, 2023), with no completion or new permit record in 2.8 yr. · 1 unit · $75,000 declared valuation
Stalled2625 27th StreetEntitled
0.4 mi N
In "Entitled" for 2.5 yr (since Apr 30, 2024), with no new permit record in 2.5 yr. · 2 units
StalledNew home at 3023 Donner Five AlyIssued
0.27 mi E
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
StalledNew home at 3033 Donner Five AlyIssued
0.28 mi E
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

202615 events

Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.21 mi SW
Nearby windows / doors / siding (3054 24th St): First appeared in published agency feed
Record RES-2623002 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.45 mi NW
Nearby plumbing / water heater / sewer (2138 3rd Ave): Status changed from Issued to Expired Permit
Record RES-2521515 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.37 mi N
Nearby electrical / panel (2533 2nd Ave): First appeared in published agency feed
Record COM-2621661 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.26 mi NW
Nearby roof replacement (Accessory dwelling unit at 2916 24th St): Status changed from Issued to Finaled
Record RES-2620357 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.22 mi NW
Nearby electrical / panel (2901 Highland Ave): First appeared in published agency feed
Record RES-2622081 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.48 mi N
Nearby demolition (2540 28th St): First appeared in published agency feed
Record RES-2623403 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.48 mi SE
Nearby roof replacement (3141 32nd St): Status changed from Issued to Finaled
Record RES-2618860 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.47 mi NW
Nearby hvac / heat pump (2712 23rd St): Status changed from Issued to Finaled
Record RES-2612028 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.24 mi NE
Nearby roof replacement (2833 4th Ave): First appeared in published agency feed
Record RES-2623242 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
360 ft SE
Nearby roof replacement (2604 5th Ave): First appeared in published agency feed
Record RES-2623288 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.46 mi NW
Nearby remodel / interior alteration (2705 23rd St): Status changed from Processing to Finaled
Record RES-2621214 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.46 mi NW
Nearby remodel / interior alteration (2705 23rd St): Issued date changed from (blank) to 2026-09-29
Record RES-2621214 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.2 mi SW
Nearby solar / battery storage (2440 Curtis Way): Status changed from Issued to Finaled
Record RES-2619285 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.28 mi E
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
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.28 mi E
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

Showing 15 of 108 timeline events

Recorded sales & deed transfers: California county recorders do not publish open bulk deed-transfer feeds without owner-PII restrictions, so individual sale deeds are not redistributed here. For official assessment roll and recorded transfer history in City of Sacramento, inspect Assessor Parcel Viewer ↗.

Development graph & closer investigation

6 investigation leads · 10 active builders

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 →

Developments deserving closer investigation (6)

On this parcel & within ½ mile

Accessory dwelling unit at 2990 25th StIn review>75th pct review time (3 mo)Recent snapshot change
500 ft W
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.
New home at 2132 Marshall WayIssuedNo new record in 12 mo$805,000
0.42 mi W
Active in "Issued" for 15 mo (first record Aug 1, 2025) with no new permit activity recorded in 12 mo. High-impact scale (1 housing unit, $805,000 declared valuation across 2 permits).
New home at 3024 6th AveEntitled>90th pct review time (3.6 yr)
0.37 mi SE
In "Entitled" for 3.6 yr (since Mar 30, 2023), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
2625 27th StreetEntitled>90th pct review time (2.5 yr)
0.4 mi N
In "Entitled" for 2.5 yr (since Apr 30, 2024), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
Accessory dwelling unit at 2659 Portola WayIssuedNo new record in 17 mo
0.11 mi E
Active in "Issued" for 2 yr (first record Nov 5, 2024) with no new permit activity recorded in 17 mo.
New home at 3023 Donner Five AlyIssuedNo new record in 2.2 yr
0.27 mi E
Active in "Issued" for 3.1 yr (first record Oct 20, 2023) with no new permit activity recorded in 2.2 yr.

Neighborhood renovation & housing momentum: Curtis Park

Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 2,611 parcels

Rank #29 of 102 neighborhoods in acceleration

Last 12m vs prior 12m: 58 vs 66 permits
24m rate per 1,000 parcels: 47.5
5-year substantial permits: 389
Housing additions (24m): 30 units

Active builders & contractors connected to this area (10)

Entity-resolved across corporate suffixes (INC / LLC / CORP)

Builder / contractor	Primary specialty	Here / ½ mi	½ mi valuation	Citywide 24m trend
Ac Girl Heating And Air	Roof replacement	1 on parcel1 in ½ mi	$9,000	0 vs 0 prior
Black Pine Builders Recent nearby: 2350 5th Ave (Apr 28, 2022)	New single-family home	268 in ½ mi	$75,198,109	2 vs 0 prior
Premier Pools Recent nearby: 3098 24th St (Jan 3, 2022)	Pool / spa	17 in ½ mi	$970,904	0 vs 0 prior
Connected Technology Recent nearby: 2686 Donner Way (Jul 13, 2026)	Remodel / interior alteration	15 in ½ mi	$26,571	117 vs 248 prior−53%
A Construction Pro Recent nearby: 2513 Donner Way (Nov 25, 2025)	Remodel / interior alteration	12 in ½ mi	$1,980,663	29 vs 28 prior+4%
D And J Kitchens And Baths Recent nearby: 2728 Montgomery Way (Jun 26, 2025)	Remodel / interior alteration	12 in ½ mi	$567,312	29 vs 34 prior−15%
Emmett Corbin Construction Recent nearby: 2615 Donner Way (Jul 11, 2025)	Remodel / interior alteration	10 in ½ mi	$261,534	2 vs 0 prior
Premier Pools Sacramento Recent nearby: 3220 Crocker Dr (Apr 21, 2026)	Pool / spa	9 in ½ mi	$784,085	102 vs 121 prior−16%
Olive Homes Recent nearby: 2448 Montgomery Way (Feb 24, 2026)	Remodel / interior alteration	9 in ½ mi	$528,075	13 vs 10 prior+30%
Abrahams Construction Recent nearby: 2432 6th Ave (Mar 14, 2025)	Addition (adds square footage)	9 in ½ mi	$492,800	14 vs 18 prior−22%

How long projects typically spend in review in City of Sacramento

Empirical turnaround from application to issuance (trailing 5 years)

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)	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)
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.

Ownership & rental scenario calculator

Prop 13, ADU pro forma & area benchmarks

Area rent & home-value benchmarks (kept separate from your assumptions)

Click any benchmark to pre-fill the calculator

HUD Small Area Fair Market Rent · ZIP 95818

HUD FY 2026 · 40th-percentile gross rent

Census ACS 5-year median gross rent (all bedroom counts combined):

Curtis Park$1,621±$190

ZIP 95818$1,715±$84

Area home-value benchmarks (not an appraisal)

ZIP & neighborhood medians

Zillow ZHVI · ZIP 95818(as of September 2026)Data provided by Zillow · typical mid-tier home value in ZIP

$700,634

ACS Median Home Value · Curtis ParkCensus ACS 2020–2024 owner-occupied self-reported median

$820,000±$25,800

ACS Median Home Value · ZIP 95818Census ACS 2020–2024 owner-occupied self-reported median

$788,000±$29,000

1. Purchase, financing & Prop 13 tax reassessment

Purchase price ($)Down payment (%)$180,000Interest rate (%)Loan termClosing costs (%)$18,000

Prop 13 post-purchase property tax estimate

$1,100/mo ($13,201/yr · 1.18%)

Under 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 ($11,185/yr) + local voter-approved bond debt ($1,566/yr) + fixed direct levies/Mello-Roos ($450/yr).

Voter bond rate (%)$1,566/yrDirect levies / Mello-Roos ($/yr)Check Assessor Parcel Viewer ↗

2. Your rent & operating assumptions

Monthly gross rent ($)Your assumptionVacancy allowance (%)−$229/moManagement (%)$348/moMaintenance (%)$229/moCapEx reserve (%)$229/moInsurance ($/mo)$1,980/yrHOA dues ($/mo)Owner utilities ($/mo)

Insurance & hazard context:

This lot is outside mapped CAL FIRE Fire Hazard Severity Zones and FEMA Special Flood Hazard Areas. California insurance costs still vary widely by roof age, electrical panel, and carrier underwriting; obtain a property-specific quote rather than relying on rules of thumb.

ADU / JADU Value-Add Pro Forma

Gov. Code § 66314: Likely eligible· 11 ADUs permitted within ¼ mi (36m)

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.

Quick ADU presets:

HUD FMR benchmarks:

ADU size (sq ft)<750 sf: SB 13 fee-exemptBuild cost ($/sq ft)Hard/soft: $210,000Permits & fees ($)Total build: $218,500ADU cash (%)Cash: $54,625ADU loan rate (%)Loan: $163,875ADU term (yrs)P&I: $1,295/moADU rent ($/mo)NOI: +$1,334/mo

All-in ADU build cost

$218,500

Combined basis: $1,118,500

Standalone ADU yield on cost

7.33%

+$16,010/yr ADU NOI

ADU net cash-flow lift

+$39/mo

−$3,654 → −$3,615/mo total

Blended cap rate lift

1.20% → 2.39%

CoC: -22.1% → -17.2%

Supplemental Prop 13 tax

+$208/mo

+$2,491/yr on ADU cost only

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.

3. Scenario results (based on your assumptions)

Net monthly cash flow: −$3,615
Cash-on-cash return: -17.2%
Cap rate (Year 1 NOI): 2.39%
DSCR (NOI / debt): 0.38x
Break-even gross rent: $9,246/mo
Break-even vacancy: 0% (negative at full occ.)

Monthly cash-flow breakdown (Effective gross $4,346 − Operating $2,115 − Debt $5,846)

Gross scheduled rent$4,575

Vacancy allowance (5%)−$229

Effective gross income$4,346

Prop 13 property tax (1.18%)−$1,100

Property insurance−$210

Management (8%), maintenance (5%) & CapEx (5%)−$805

Net Operating Income (NOI)+$2,231

Mortgage principal & interest (883,875 loan)−$5,846

Net monthly cash flow−$3,615

4. Sensitivity & rent-stabilization ceiling (City of Sacramento)

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	$4,209/mo	−$4,141/mo	-19.7%	$9,989/mo	−$4,061/mo
Base (your inputs)	Your entered assumptions, 3.0%/yr rent growth	$4,575/mo	−$3,615/mo	-17.2%	$9,246/mo	−$3,275/mo
Optimistic (cap-limited)	+6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr)	$4,850/mo	−$3,313/mo	-15.7%	$9,031/mo	−$2,678/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 ↗

Common statutory exemption signals under AB 1482

Housing issued a certificate of occupancy within the last 15 years (rolling exemption under AB 1482).
Separately alienable single-family homes or condominiums not owned by a corporation, REIT, or LLC with a corporate member (when required statutory notice is in the lease).
Owner-occupied duplexes where the owner occupied one unit from the start of the tenancy.

Permit history on this parcel

1 records

Roof replacementRES-2105447
Change-out Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%.
Change-out Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%.
Applied
Mar 15, 2021
Issued
Mar 15, 2021
Recorded status
Expired Permit as of Nov 1, 2026
Declared valuation
$9,000
Contractor:
Ac Girl Heating And Air

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.

Housing activity reported to the State

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.

Zoning & planning

Zoning: R-1: Single-Unit Dwelling Zone code
2040 General Plan designation: Neighborhood policy

Source: City of Sacramento CDD, Zoning · Geography: zoning district polygon at parcel point · Source updated Nov 11, 2026 · Retrieved Nov 11, 2026

Parcel facts

Lot size: 6,098 sq ft
Tax rate area: 03005
Assessor land use: Residential · Two Family · Duplex
Addresses on parcel: 1

Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 8, 2026 · Retrieved Nov 8, 2026

Official records

Assessor Parcel Viewer
Assessed values and limited building characteristics (Sacramento County Assessor)
Assessed value lookup
Current roll value. This is assessed value, not market value.
Property tax bill
Search by parcel number 013-0114-007-0000. Shows direct levies and special assessments.
City permit portal (Accela)
Search the city's permit system by address or record number
FEMA Flood Map Service Center
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.

Builder / contractor

Primary specialty

Here / ½ mi

½ mi valuation

Citywide 24m trend

Ac Girl Heating And Air

Roof replacement

1 on parcel1 in ½ mi

$9,000

0 vs 0 prior

Black Pine Builders

Recent nearby: 2350 5th Ave (Apr 28, 2022)

New single-family home

268 in ½ mi

$75,198,109

2 vs 0 prior

Premier Pools

Recent nearby: 3098 24th St (Jan 3, 2022)

Pool / spa

17 in ½ mi

$970,904

0 vs 0 prior

Connected Technology

Recent nearby: 2686 Donner Way (Jul 13, 2026)

Remodel / interior alteration

15 in ½ mi

$26,571

117 vs 248 prior−53%

A Construction Pro

Recent nearby: 2513 Donner Way (Nov 25, 2025)

Remodel / interior alteration

12 in ½ mi

$1,980,663

29 vs 28 prior+4%

D And J Kitchens And Baths

Recent nearby: 2728 Montgomery Way (Jun 26, 2025)

Remodel / interior alteration

12 in ½ mi

$567,312

29 vs 34 prior−15%

Emmett Corbin Construction

Recent nearby: 2615 Donner Way (Jul 11, 2025)

Remodel / interior alteration

10 in ½ mi

$261,534

2 vs 0 prior

Premier Pools Sacramento

Recent nearby: 3220 Crocker Dr (Apr 21, 2026)

Pool / spa

9 in ½ mi

$784,085

102 vs 121 prior−16%

Olive Homes

Recent nearby: 2448 Montgomery Way (Feb 24, 2026)

Remodel / interior alteration

9 in ½ mi

$528,075

13 vs 10 prior+30%

Abrahams Construction

Recent nearby: 2432 6th Ave (Mar 14, 2025)

Addition (adds square footage)

9 in ½ mi

$492,800

14 vs 18 prior−22%

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)

1,693

57d

97d

172d

284d

97d(vs 103d prior)

Addition (adds square footage)

1,948

42d

83d

162d

49d(vs 43d prior)

Remodel / interior alteration

8,151

21d

55d

Commercial tenant improvement

2,366

30d

63d

119d

201d

61d(vs 64d prior)

Roof replacementOn this parcel

19,072

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

$4,209/mo

−$4,141/mo

-19.7%

$9,989/mo

−$4,061/mo

Base (your inputs)

Your entered assumptions, 3.0%/yr rent growth

$4,575/mo

−$3,615/mo

-17.2%

$9,246/mo

−$3,275/mo

Optimistic (cap-limited)

+6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr)

$4,850/mo

−$3,313/mo

-15.7%

$9,031/mo

−$2,678/mo