Sacramento 95822 · Little Pocket · APN 016-0171-003-0000 · City of Sacramento
Zoned R-1 in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA AE flood due diligence; benchmark value $808,000 ($711,000–$905,000).
Zone R-1 allows residential use qualifying for ministerial ADU review under state law (4 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 (11 total permits, latest May 12, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
23 substantial renovation & housing permits over 24 months (54.1 per 1,000 parcels vs. 30.4 citywide baseline) (#41 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Little Pocket)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$808,000
Benchmark range: $711,000 – $905,000
Zone AE: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
Closest lead: New home at 913 Piedmont Dr (0.21 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 (~$805/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: 8 homes completed, 1 permitted, 1 proposed or in review.
10 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.
258 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 6.7 yr (since Feb 21, 2020), with no new permit record in 6.7 yr. · 1 unit
In "Entitled" for 6.7 yr (since Feb 28, 2020), with no new permit record in 6.7 yr. · 1 unit
Permit issued and active for 6.1 yr (first record Oct 15, 2020), with no completion or new permit record in 6.1 yr. · 1 unit
In "Entitled" for 5.3 yr (since Jul 20, 2021), with no new permit record in 5.3 yr. · 1 unit
Permit issued and active for 4.8 yr (first record Jan 21, 2022), with no completion or new permit record in 4.3 yr. · 1 unit · $246,000 declared valuation
Permit issued and active for 2.8 yr (first record Jan 12, 2024), with no completion or new permit record in 19 mo. · 1 unit · $300,000 declared valuation
Nearby roof replacement (649 Piedmont Dr): First appeared in published agency feed
Record RES-2621702 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (960 Inez Way): Status changed from Plan Check Target to Plan Check Wait
Record RES-2620965 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (1144 25th Ave): First appeared in published agency feed
Record RES-2623401 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (1129 Theo Way): Status changed from Issued to Finaled
Record RES-2617595 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (1122 25th Ave): Status changed from Issued to Finaled
Record RES-2621255 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (1129 Theo Way): First appeared in published agency feed
Record RES-2622074 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (4780 Norm Cir): Status changed from Issued to Finaled
Record RES-2619242 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (953 Roeder Way): Status changed from Issued to Finaled
Record RES-2617667 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (1118 Theo Way): Status changed from Issued to Finaled
Record RES-2620114 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (1145 25th Ave): Status changed from Issued to Expired Permit
Record RES-2521982 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (1015 Rio Ln 124): Status changed from Issued to Finaled
Record COM-2620653 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby repair tied to a housing/code case (1118 25th Ave): First appeared in published agency feed
Record COM-2623416 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (1120 Derick Way): First appeared in published agency feed
Record RES-2622375 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (820 Yacht Ct): Status changed from Issued to Finaled
Record RES-2617619 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby new single-family home (967 Piedmont Dr): First appeared in published agency feed
Record RES-2621861 · 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 12 mo (since Nov 26, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). High-impact scale (1 housing unit, $850,000 declared valuation across 1 permit).
In "Entitled" for 6.7 yr (since Feb 28, 2020), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 6.7 yr (since Feb 21, 2020), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 5.3 yr (since Jul 20, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Active in "Issued" for 2.8 yr (first record Jan 12, 2024) with no new permit activity recorded in 19 mo.
Active in "Issued" for 4.8 yr (first record Jan 21, 2022) with no new permit activity recorded in 4.3 yr.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 425 parcels
−23.1% YoY
City baseline: 30.4 / 1k
23 in trailing 24m
Includes 7 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| William E Carter | Addition (adds square footage) | 8 on parcel9 in ½ mi | $545,000 | 8 vs 13 prior−38% |
| Bonney Plumbing | HVAC / heat pump | 2 on parcel2 in ½ mi | $14,365 | 45 vs 99 prior−55% |
| Always Affordable Plumbing | Plumbing / water heater / sewer | 1 on parcel |
| 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) |
| New garage / accessory structure |
HUD Small Area Fair Market Rent · ZIP 95822
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 ($8,100/yr) + local voter-approved bond debt ($1,134/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
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.
−$42,629/yr
Cash needed: $178,200
NOI: $6,521/yr
P&I: $4,096/mo
For $0/mo net cash flow
At $2,100/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 | $1,932/mo | −$3,794/mo | -25.5% | $7,228/mo | −$3,801/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | −$3,552/mo | -23.9% | $6,690/mo | −$3,440/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,226/mo | −$3,414/mo | -23.0% | $6,534/mo | −$3,166/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 11, 2022 – Sep 23, 2022
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
979 PIEDMONT DR-BATHROOM REMODEL
BATHROOM REMODEL. "Remodel existing bathroom, new fixtures, cabinets and flooring. Electrical to code as/if needed." Cabinet/Counter Replacement, Change Plumbing Fixtures, Replace Electrical Fixtures, Potable Water Re-Pipe, DWV (Drain, Waste, & Vent) Re-Pipe. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994, are exempt). Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
Kitchen Remodel
EPC - Remodel existing kitchen New HVAC system New on demand water heater 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).”
accessory structure
EPC - Construct a 544 sq ft unconditioned pool cabana with a rest room and a bar sink. NON HABITABLE NOT TO BE USED FOR SLEEPING PURPOSES NOT TO BE USED AS AN ADU
Free Standing Patio Cover -SHARED PLANS-
EPC - New Patio Cover 162 sf for existing BBQ island. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314 Shared plans reviewed under RES-2207951
Remodel and Patio Cover -SHARED PLANS-
EPC - Remove and replace windows with like for like sizes. Construct a front porch landing and 60SF covered roof at front. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314 Shared plans reviewed under RES-2207951
New Cabana -SHARED PLANS-
EPC -Construct a new non-habitable, non-conditioned cabana with a bathroom 456 SF. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314 Shared plans reviewed under RES-2207951
Change-out Ducts Only to Ducts Only. 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%.
PATIO COVER
EPC - Construct a 530 sq ft attached patio cover 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).”
Outdoor BBQ Island
Retaining wall does not exceed 4’ in height from the bottom of the footing to the top of the wall. Install plumbing; water/ dwv / gas ; install electrical receptacles. Replace existing service panel, like for like, 200 AMP for outdoor BBQ area. All subject to field inspection. Plans are reference only. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).
C/O Water Heater
C/O existing gas water heater w/ heat-pump water heater w/ associated electrical in same location. Smoke & Carbon Monoxide Alarms required per CRC sections R314 & R315. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Residences built after January 1, 1994 are exempt). Changes in this scope require PRE-approval from Building Department. Access to perform inspection/s must be provided by the Party requesting the inspection.
Change-out Ground Mount to Ground 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
0.85 acres
Assessor's classification for assessment purposes. This is not zoning.
979 PIEDMONT DR
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 016-0171-003-0000. 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.
| $3,500 |
| 0 vs 0 prior |
| Premier Pools Recent nearby: 1021 Appollo Way (Dec 17, 2021) | Pool / spa | 9 in ½ mi | $650,573 | 0 vs 0 prior |
| Dreams 2 Reality Construction Recent nearby: 960 Inez Way (Sep 22, 2026) | Addition (adds square footage) | 4 in ½ mi | $877,343 | 11 vs 6 prior |
| D And J Kitchens And Baths Recent nearby: 952 Roeder Way (Sep 14, 2023) | Remodel / interior alteration | 4 in ½ mi | $341,500 | 29 vs 34 prior−15% |
| USA Bath California Remodeling Recent nearby: 1151 27th Ave (Feb 26, 2020) | Remodel / interior alteration | 4 in ½ mi | $69,000 | 5 vs 8 prior−38% |
| Pacific Builders Recent nearby: 625 Piedmont Dr (Apr 21, 2025) | Addition (adds square footage) | 3 in ½ mi | $76,000 | 12 vs 26 prior−54% |
| Creative Eye Design And Build Recent nearby: 955 Piedmont Dr (Jan 9, 2024) | Addition (adds square footage) | 2 in ½ mi | $1,141,213 | 3 vs 2 prior |
| Precision Hotel Interiors Recent nearby: 4800 Riverside Blvd (Dec 15, 2023) | Commercial tenant improvement | 2 in ½ mi | $530,000 | 0 vs 2 prior |
| 231 |
| 35d |
| 69d |
| 132d |
| 261d |
| 50d(vs 84d prior) |
| Accessory dwelling unit (new or conversion)On this parcel | 1,693 | 57d | 97d | 172d | 284d | 97d(vs 103d prior) |
| Addition (adds square footage)On this parcel | 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) |
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.