Sacramento 95820 · Tahoe Park · APN 015-0274-003-0000 · 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 $435,000 ($383,000–$487,000).
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 6 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 (5 total permits, latest Nov 30, 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.
$435,000
Benchmark range: $383,000 – $487,000
Closest lead: 4360 63rd Street / New Building Club House (0.49 mi SE, entitled). 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 (~$451/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: 24 homes completed, 9 permitted, 34 proposed or in review; 1 demolition.
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.
841 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 2.5 yr (since Apr 26, 2024), with no new permit record in 2.5 yr. · 1 unit · $139,163 declared valuation
Permit issued and active for 2.6 yr (first record Apr 23, 2024), with no completion or new permit record in 2.3 yr. · 1 unit · $24,254 declared valuation
In "Entitled" for 2.1 yr (since Oct 8, 2024), with no new permit record in 2.1 yr. · 1 unit · $155,000 declared valuation
Permit issued and active for 2.4 yr (first record Jun 7, 2024), with no completion or new permit record in 12 mo. · 1 unit · $148,000 declared valuation
In "Entitled" for 3.3 yr (since Jul 20, 2023), with no new permit record in 8 mo. · 30 units · $91,969 declared valuation
Permit issued and active for 9 yr (first record Nov 13, 2017), with no completion or new permit record in 7 mo. · 1 unit · $150,395 declared valuation
Nearby solar / battery storage (5825 7th Ave): Status changed from Issued to Finaled
Record RES-2619506 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (5032 12th Ave): First appeared in published agency feed
Record RES-2621880 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (3431 58th St): First appeared in published agency feed
Record RES-2623686 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2519834 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (3627 62nd St): First appeared in published agency feed
Record RES-2623134 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
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
Record RES-2616898 · 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
Record RES-2412527 · 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) (4362 58th St): First appeared in published agency feed
Record RES-2623565 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (5554 14th Ave): First appeared in published agency feed
Record RES-2622279 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (5825 Raymond Way): First appeared in published agency feed
Record RES-2622934 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2408718 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2618329 · 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
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 "Entitled" for 3.3 yr (since Jul 20, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (30 housing units, $91,969 declared valuation across 7 permits).
Active in "Issued" for 2.4 yr (first record Jun 7, 2024) with no new permit activity recorded in 12 mo. work_desc changed to "EPC - Shelf Ready ADU with commercial meter setup, 2 bed, 1 bath 747 sq ft 44 sq ft porch, 9 sq ft utility closet, and PV Solar. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt). “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.” revision RES-2623879 revised PV sheets PV-1.0 to PV-6.0 and spec sheets; see change letter." in snapshot Nov 1, 2026.
Active in "Issued" for 2.6 yr (first record Apr 23, 2024) with no new permit activity recorded in 2.3 yr. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
Active in "Issued" for 9 yr (first record Nov 13, 2017) with no new permit activity recorded in 7 mo. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
In "Entitled" for 2.1 yr (since Oct 8, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 2.5 yr (since Apr 26, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,920 parcels
−8.8% YoY
City baseline: 30.4 / 1k
65 in trailing 24m
Includes 20 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Halls Window Center | Remodel / interior alteration | 1 on parcel2 in ½ mi | $20,231 | 26 vs 89 prior−71% |
| Gl Construction | Remodel / interior alteration | 1 on parcel1 in ½ mi | $11,000 | 1 vs 2 prior |
| All Year | Roof replacement | 1 on parcel1 in ½ mi | $9,600 |
| 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) |
HUD Small Area Fair Market Rent · ZIP 95820
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.
−$15,440/yr
Cash needed: $95,700
NOI: $10,955/yr
P&I: $2,200/mo
For $0/mo net cash flow
At $1,975/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 | $1,817/mo | −$1,514/mo | -19.0% | $3,930/mo | −$1,485/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$1,287/mo | -16.1% | $3,637/mo | −$1,146/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,094/mo | −$1,156/mo | -14.5% | $3,553/mo | −$888/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 ↗
E-Permit: Gas Line replacement, repair, or new leg, 40 L.F.
5812 RAYMOND WAY PLUMBING
WATER HEATER CHANGEOUT LIKE FOR LIKE REPLACE WATER MAIN FRM CURB TO HOUSE APPROX 30 FEET IN LENGTH. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).
5812 RAYMOND WAY - BATH REMODEL
HALL BATHROOM REMODEL, REMOVE/REPLACE TILE SHOWER, SHOWER FIXTURE, FLOORING, ADD SEPERATE SWTICH FOR BATHROOM FAN Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994, are exempt).
Patio Door
Change out 1 patio door like for like nail fin Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R31. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).
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%.
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.
5812 RAYMOND WAY
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 015-0274-003-0000. 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.
| 0 vs 0 prior |
| Sacramento First Call Plumbing | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $8,100 | 0 vs 0 prior |
| Caldwell Construction Merged: CALDWELL CONSTRUCTION · CALDWELL CONSTRUCTION INC Recent nearby: 3501 Marjorie Way (Mar 16, 2026) | Remodel / interior alteration | 14 in ½ mi | $474,918 | 20 vs 17 prior+18% |
| Lg General Contractors Recent nearby: 3515 52nd St (Jun 3, 2026) | Addition (adds square footage) | 12 in ½ mi | $1,041,301 | 3 vs 2 prior |
| Solid Construction And Design Recent nearby: 5425 9th Ave (Mar 13, 2025) | Remodel / interior alteration | 10 in ½ mi | $379,120 | 32 vs 32 prior+0% |
| Home Depot USA Recent nearby: 3521 56th St (Sep 27, 2024) | Remodel / interior alteration | 8 in ½ mi | $66,887 | 18 vs 95 prior−81% |
| Dreams 2 Reality Construction Recent nearby: 3516 56th St (Oct 6, 2022) | Addition (adds square footage) | 7 in ½ mi | $308,750 | 11 vs 6 prior |
| Pacific Builders Recent nearby: 5961 Brandon Way (Jul 25, 2025) | Addition (adds square footage) | 7 in ½ mi | $90,300 | 12 vs 26 prior−54% |
| 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 alterationOn this parcel | 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.