Sacramento 95817 · Central Oak Park · APN 013-0392-011-0000 · 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 $436,000 ($384,000–$488,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 3,920 sq ft lot. Local precedent is active with 14 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
On-parcel permit history is indexed through May 30, 2019, 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: 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)
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-1820179): Issued after 7 mo (5.0× the 45d median) — slower than 90% of new single-family home permits in City of Sacramento (median 45d, 90th pct 184d, n=3,657).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Franklin Blvd Mixed Use Bldg A and Site Work (0.29 mi SW, 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: 20 homes completed, 15 permitted, 17 proposed or in review (1 of them deed-restricted affordable); 5 demolitions; 1 commercial or mixed-use project.
50 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.
655 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 3.6 yr (since Mar 30, 2023), with no new permit record in 2.9 yr. · 1 unit · $300,000 declared valuation
In "Entitled" for 2.9 yr (since Jan 5, 2024), with no new permit record in 2.9 yr. · 1 unit
In "Entitled" for 4.9 yr (since Dec 10, 2021), with no new permit record in 2.8 yr. · 1 unit · $17,000 declared valuation
In "Entitled" for 2.7 yr (since Mar 12, 2024), with no new permit record in 2.7 yr. · 1 unit · $53,581 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 3.5 yr (first record May 18, 2023), with no completion or new permit record in 23 mo. · 1 unit · $13,775 declared valuation
Nearby new single-family home (3817 15th Ave): First appeared in published agency feed
Record RES-2623793 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2621452 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2421442 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2616547 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (4127 38th St): First appeared in published agency feed
Record RES-2622043 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2716 11th Ave): First appeared in published agency feed
Record RES-2621757 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (3251 9th Ave): Status changed from Issued to Finaled
Record RES-2614887 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2667 Sutterville Rd): Status changed from Issued to Finaled
Record RES-2619456 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby ev charger (3814 15th Ave): First appeared in published agency feed
Record RES-2623409 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby accessory dwelling unit (new or conversion) (0 Unknown): First appeared in published agency feed
Record RES-2623841 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (2740 10th Ave): First appeared in published agency feed
Record RES-2622295 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
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
Record RES-2612293 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (3840 12th Ave): First appeared in published agency feed
Record RES-2621891 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2507059 · 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 4.1 yr (since Sep 29, 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 (4 housing units, $590,212 declared valuation across 4 permits).
Issued after 7 mo (5.0× the 45d median) — slower than 90% of new single-family home permits in City of Sacramento (median 45d, 90th pct 184d, n=3,657).
Pending in review for 8.1 yr (72.1× 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 15 mo (since Aug 20, 2025), exceeding the 184d median and 416d 75th percentile for new duplex / half-plex permits in City of Sacramento (n=115). current_status changed to "Verify" in snapshot Nov 1, 2026.
Active in "Issued" for 21 mo (first record Feb 18, 2025) with no new permit activity recorded in 14 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
In "In review" for 5 mo (since Jun 12, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 2,004 parcels
−29.6% YoY
City baseline: 30.4 / 1k
46 in trailing 24m
Includes 24 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Bhandal Construction | New single-family home | 3 on parcel15 in ½ mi | $2,261,840 | 18 vs 7 prior |
| Solid Construction And Design Recent nearby: 3727 Martin Luther King Jr Blvd (Aug 5, 2024) | Remodel / interior alteration | 6 in ½ mi | $318,662 | 32 vs 32 prior+0% |
| Cutting Edge General Contracting Recent nearby: 2732 9th Ave (Apr 29, 2021) |
| 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 unitsAug 16, 2018 – May 30, 2019
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
REVISION TO RES-1820179
REVISION TO RES-1820179: Changing location of sewer tap and tapping neighboring lot per Neal Joyce (See attached email)
NSFR
EPC Submittal - New Residential Building - Construction of a 1,381 sq ft single family residence with a 240 sq ft garage, 240 sq ft porch. “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.” SEE RES-1909766: Changing location of sewer tap and tapping neighboring lot per Neal Joyce (See attached email)
EPC Submittal - New Residential Building - DR18-211 approved 8.16.2018. Construction of a 1,381 sq ft single family residence with a 241 sq ft attached garage in an R-1 zone.
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 | nsfr(RES-1820179) | SFD · Owner | — | 1 (May 30, 2019) | 1 (Dec 9, 2019) | — |
| 2018 | 3307 12th Avenue SFR(DR18-211) | SFD · Owner | 1 (Aug 16, 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
0.09 acres
Assessor's classification for assessment purposes. This is not zoning.
3307 12TH 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 013-0392-011-0000. 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.
| Addition (adds square footage) |
| 6 in ½ mi |
| $130,059 |
| 0 vs 2 prior |
| Connected Technology Recent nearby: 2808 16th Ave (Oct 4, 2024) | Remodel / interior alteration | 6 in ½ mi | $16,797 | 117 vs 248 prior−53% |
| D And S Construction Recent nearby: 0 Unknown (Oct 23, 2026) | New single-family home | 5 in ½ mi | $977,271 | 7 vs 0 prior |
| Abrahams Construction Recent nearby: 2722 Coleman Way (Apr 27, 2021) | Remodel / interior alteration | 5 in ½ mi | $462,300 | 14 vs 18 prior−22% |
| Premier Pools Recent nearby: 3067 6th Ave (Nov 17, 2021) | Pool / spa | 5 in ½ mi | $244,815 | 0 vs 0 prior |
| Jagir Investments Recent nearby: 3726 Reggae Aly (Jul 21, 2022) | Accessory dwelling unit (new or conversion) | 4 in ½ mi | $786,336 | 2 vs 21 prior−90% |
| Divin Construction Recent nearby: 3601 E Curtis Dr (Mar 30, 2021) | Remodel / interior alteration | 4 in ½ mi | $130,000 | 1 vs 0 prior |
| California Design Solutions Recent nearby: 3630 Cutter Way (Jul 31, 2025) | Remodel / interior alteration | 4 in ½ mi | $85,000 | 6 vs 5 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) |
| Plan revision / deferred submittalOn this parcel | 69 | 26d | 41d | 93d | 190d | 35d(vs 46d 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.