Sacramento 95817 · Central Oak Park · APN 014-0221-012-0000 · 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 $640,000 ($563,000–$717,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 5,227 sq ft lot. Local precedent is active with 9 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 (8 total permits, latest Jun 5, 2023).
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.
$640,000
Benchmark range: $563,000 – $717,000
New single-family home (RES-1907519): Issued after 12 mo (8.0× 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: Donner Field Senior Aprts (Affordable Housing) (500 ft E, issued). 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 (~$646/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: 65 homes completed, 189 permitted, 77 proposed or in review (207 of them deed-restricted affordable); 1 demolition.
46 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.
669 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.
Permit issued and active for 4.7 yr (first record Feb 14, 2022), with no completion or new permit record in 2.2 yr. · 1 unit · $28,200 declared valuation
In "Entitled" for 2.2 yr (since Aug 27, 2024), with no new permit record in 2.2 yr. · 1 unit
In "Entitled" for 2.2 yr (since Aug 27, 2024), with no new permit record in 2.2 yr. · 1 unit · $158,076 declared valuation
In "Entitled" for 2.2 yr (since Sep 4, 2024), with no new permit record in 2.2 yr. · 1 unit · $125,000 declared valuation
Permit issued and active for 2.8 yr (first record Jan 25, 2024), with no completion or new permit record in 21 mo. · 38 units · $3,500,000 declared valuation
Permit issued and active for 3.3 yr (first record Jul 24, 2023), with no completion or new permit record in 20 mo. · 1 unit · $43,427 declared valuation
Nearby permit (d83636da65b50b3c089b714e106c1fd11f88d9d6): 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 (10d0d00a8f8783f9302e2ea64b59532985ffb72a): 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 (8d164c9219a68dfe3d45c2823fad47db54370446): 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 windows / doors / siding (4932 13th Ave): Status changed from Issued to Finaled
Record RES-2617662 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (3958 8th Ave): First appeared in published agency feed
Record RES-2622330 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (4901 10th Ave): Status changed from Issued to Finaled
Record RES-2617771 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (4616 11th Ave): Status changed from Issued to Finaled
Record RES-2615619 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (3411 San Jose Way): First appeared in published agency feed
Record RES-2623105 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (4621 14th Ave): Status changed from Applied to Expired Application
Record RES-2608018 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2619662 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2749 Santa Cruz Way): Status changed from Plan Check Wait to Withdrawn
Record RES-2609491 · 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 roof replacement (4018 12th Ave): First appeared in published agency feed
Record RES-2623178 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (4749 8th Ave): Status changed from Issued to Expired Permit
Record RES-2521652 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (3541 40th St): Status changed from Issued to Finaled
Record RES-2620164 · 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 →Active in "Issued" for 7.3 yr (first record Jul 24, 2019) with no new permit activity recorded in 12 mo. High-impact scale (67 housing units, 66 deed-restricted affordable, $19,000,000 declared valuation across 14 permits). current_status changed to "Process Wait" in snapshot Nov 1, 2026.
Active in "Issued" for 5.1 yr (first record Oct 19, 2021) with no new permit activity recorded in 16 mo. High-impact scale (65 housing units, 98 deed-restricted affordable, $13,500,000 declared valuation across 36 permits). current_status changed to "Complete" in snapshot Nov 1, 2026.
Active in "Issued" for 2.8 yr (first record Jan 25, 2024) with no new permit activity recorded in 21 mo. High-impact scale (38 housing units, $3,500,000 declared valuation across 6 permits).
Issued after 12 mo (8.0× 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 7.5 yr (67.2× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Pending in review for 7.6 yr (67.4× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
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 |
|---|---|---|---|---|
| Home 2 | Accessory dwelling unit (new or conversion) | 2 on parcel3 in ½ mi | $600,000 | 0 vs 0 prior |
| Sukh Construction | New single-family home | 1 on parcel2 in ½ mi | $640,000 | 0 vs 0 prior |
| Anchored Tiny Homes Recent nearby: 4645 13th Ave (Aug 31, 2023) | Accessory dwelling unit (new or conversion) | 11 in ½ mi | $1,354,915 |
| 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 ($6,400/yr) + local voter-approved bond debt ($896/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.
−$29,520/yr
Cash needed: $140,800
NOI: $9,314/yr
P&I: $3,236/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 | −$2,696/mo | -23.0% | $5,649/mo | −$2,680/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,050/mo | −$2,460/mo | -21.0% | $5,228/mo | −$2,328/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 | −$2,325/mo | -19.8% | $5,107/mo | −$2,061/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 5, 2021 – Aug 10, 2023
Finaled / completed1 unitsJan 24, 2019 – Apr 22, 2020
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
REVISION TO RES-2116978
EPC - Revision to RES-2116978 Connect the Fire Sprinkler line to a 1 1/4" main line.
REVISION
EPC - revisiont to RES-2116978 - Fire sprinkler plan with a storage tank/pump option.
ADU (2Bed / 2 bath)
EPC - 980SF ADU - 2bed/2bath; Solar Shares Program utilized ; Water conserving fixtures required; Smoke alarms and Carbon Monoxide detectors required. revision RES-2304153 Fire sprinkler plan with a storage tank/pump option.WITHDRAWN REVISION RES-2311349 Connect the Fire Sprinkler line to a 1 1/4" main line.
ADU (2Bed / 2 bath)
EPC - 980SF ADU - 2bed/2bath; Solar Shares Program utilized ; Water conserving fixtures required; Smoke alarms and Carbon Monoxide detectors required.
3400 44TH ST - NEW SFR
EPC Submittal - New 1,579 sf 2-story SFR; with attached 420 sf stacked parking garage, 144 sf front covered porch, and 208 sf rear covered porch/patio. Smoke & carbon monoxide detectors are required. “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.”
EPC Submittal - New Residential Building - New 2 story single family W/2 car stacked, front and rear covered porch and patio.
EPC Submittal - New Residential Building - New 2 story single family with 2 car stacked garage, front & rear covered porch & patio
FEE ESTIMATE New SFR
New two-story SFR, 3 bedroom/2.5 bath (767sq. ft. 1st floor, 788sq. ft. 2nd floor), two car garage (448sq. ft.) and porch (97.6sq. ft.). Timber frame with composite shingle roofing. Exterior stucco and siding. Previous wrecking permit issued under RES-1405804, 769sq. ft. SFR.
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 |
|---|---|---|---|---|---|---|
| 2023 | ADU (2Bed / 2 bath)(RES-2116978) | ADU · Renter | — | — | 1 (Aug 10, 2023) | — |
| 2022 | ADU (2Bed / 2 bath)(RES-2116978) | ADU · Renter | — | 1 (Mar 23, 2022) | — | — |
| 2020 | New SFR(DR19-036) | SFD · Owner | 1 (Jan 31, 2020) | — | — | — |
| 2020 | 3400 44TH ST - NEW SFR(RES-1907519) | SFD · Owner | — | 1 (Apr 22, 2020) | 1 (Dec 11, 2020) | — |
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.
3400 44TH ST; 3404 44TH ST
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 014-0221-012-0000. 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.
| 1 vs 52 prior−98% |
| Caldwell Construction Merged: CALDWELL CONSTRUCTION · CALDWELL CONSTRUCTION INC Recent nearby: 3113 50th St (Feb 13, 2026) | Remodel / interior alteration | 6 in ½ mi | $358,816 | 20 vs 17 prior+18% |
| Good Life Construction Recent nearby: 3427 40th St (Feb 12, 2025) | Remodel / interior alteration | 5 in ½ mi | $346,788 | 36 vs 29 prior+24% |
| Bear Copper Electric Merged: BEAR COPPER ELECTRIC · BEAR COPPER ELECTRIC INC Recent nearby: 3981 4th Ave (Dec 30, 2025) | Remodel / interior alteration | 4 in ½ mi | $7,966 | 24 vs 75 prior−68% |
| Deacon Construction Recent nearby: 3401 Stockton Blvd (Jul 18, 2025) | New multifamily / condos / mixed-use | 3 in ½ mi | $47,735,399 | 12 vs 11 prior+9% |
| Bhandal Construction Recent nearby: 2741 Santa Clara Way (Dec 3, 2018) | New single-family home | 3 in ½ mi | $621,693 | 18 vs 7 prior |
| Imkat Construction Recent nearby: 4801 10th Ave (Apr 16, 2025) | Accessory dwelling unit (new or conversion) | 3 in ½ mi | $474,426 | 61 vs 23 prior+165% |
| Nonna ADU And Construction Recent nearby: 3308 41st St (Aug 30, 2024) | Accessory dwelling unit (new or conversion) | 3 in ½ mi | $293,000 | 3 vs 8 prior−63% |
| Accessory dwelling unit (new or conversion)On this parcel | 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.