Sacramento 95822 · Little Pocket · APN 016-0203-005-0000 · 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 $781,000 ($687,000–$875,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 22,924 sq ft lot. Local precedent is active with 8 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 (3 total permits, latest Sep 22, 2026).
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.
$781,000
Benchmark range: $687,000 – $875,000
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)
Addition (adds square footage) (RES-2603436): Issued after 4 mo (2.6× the 42d median) — above the 75th percentile for addition (adds square footage) permits in City of Sacramento (median 42d, 75th pct 83d, n=1,948).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: New home at 913 Piedmont Dr (0.12 mi NW, 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 (~$779/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, 3 proposed or in review.
11 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.
217 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
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
In "In review" for 21 mo (since Feb 5, 2025), with no new permit record in 21 mo. · 2 units · $155,000 declared valuation
In "In review" for 12 mo (since Nov 26, 2025), with no new permit record in 12 mo. · 1 unit · $850,000 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 plumbing / water heater / sewer (836 Bell Air Dr): First appeared in published agency feed
Record RES-2622613 · 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 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 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 addition (adds square footage) (834 Prow Ct): Status changed from Issued to Finaled
Record RES-2512863 · 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
Nearby windows / doors / siding (609 Piedmont Dr): First appeared in published agency feed
Record RES-2621522 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (609 Piedmont Dr): Status changed from Issued to Finaled
Record RES-2620099 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (820 Yacht Ct): Status changed from Issued to Finaled
Record RES-2621198 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (967 Piedmont Dr): Status changed from Issued to Expired Permit
Record RES-2518871 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (960 Casilada Way): First appeared in published agency feed
Record RES-2623460 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (918 Piedmont Dr): First appeared in published agency feed
Record RES-2623453 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Pool / spa (RES-2602012): Status changed from Process Wait to Expired Application
Detected between upstream data snapshots
EPC - Install in ground gunite swimming pool and spa. All work subject to field inspections.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff window
Addition (adds square footage) (RES-2620965): Status changed from Plan Check Target to Plan Check Wait
Detected between upstream data snapshots
THE PURPOSE OF THE PROJECT AT 960 INEZ WAY, SACRAMENTO, CA 95822 IS TO ADD A 233 SF UNCONDITIONED EXTENSION OF THE ROOF AT THE REAR OF THE NEW HOUSE TO COVER THE EXTERIOR PATIO. THE NEW HOUSE IS UNDER CONSTRUCTION, FOR MORE INFORMATION REFER TO BUILDING PERMIT: RES-2603436
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff window
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).
Issued after 4 mo (2.6× the 42d median) — above the 75th percentile for addition (adds square footage) permits in City of Sacramento (median 42d, 75th pct 83d, n=1,948).
In "In review" for 21 mo (since Feb 5, 2025), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
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 |
|---|---|---|---|---|
| Dreams 2 Reality Construction | Addition (adds square footage) | 2 on parcel4 in ½ mi | $877,343 | 11 vs 6 prior |
| Family Time Pools | Pool / spa | 1 on parcel1 in ½ mi | $60,000 | 4 vs 4 prior |
| Premier Pools Recent nearby: 1021 Appollo Way (Dec 17, 2021) | Pool / spa | 8 in ½ mi | $600,538 |
| 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 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 ($7,800/yr) + local voter-approved bond debt ($1,092/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.
−$39,146/yr
Cash needed: $171,600
NOI: $8,183/yr
P&I: $3,944/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 | −$3,504/mo | -24.5% | $6,822/mo | −$3,497/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | −$3,262/mo | -22.8% | $6,315/mo | −$3,136/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 | −$3,124/mo | -21.8% | $6,168/mo | −$2,862/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 ↗
HOWELL PATIO COVER
THE PURPOSE OF THE PROJECT AT 960 INEZ WAY, SACRAMENTO, CA 95822 IS TO ADD A 233 SF UNCONDITIONED EXTENSION OF THE ROOF AT THE REAR OF THE NEW HOUSE TO COVER THE EXTERIOR PATIO. THE NEW HOUSE IS UNDER CONSTRUCTION, FOR MORE INFORMATION REFER TO BUILDING PERMIT: RES-2603436
ADDITION / REMODEL
EXPEDITED - EPC -BUILD A REAR ADDITION OF 1,299 SQ. FT. OF CONDITIONED AREA TO THE EXISTING SINGLE-FAMILY RESIDENCE. THE NEW ADDITION WILL INCLUDE A PRIMARY BEDROOM WITH A PRIVATE BATHROOM, AN OPEN-CONCEPT LIVING, DINING, AND ENTERTAINMENT AREA, AND A JUNIOR SUITE WITH ITS OWN BATHROOM. THE EXISTING HOUSE WILL BE PARTIALLY REMODELED TO RELOCATE THE KITCHEN.THE EXISTING LIVING ROOM, BEDROOMS, BATHROOM AND GARAGE WILL REMAIN EXISTING, WALLS WILL NOT BE ALTERED.THE PROPOSAL ALSO INCLUDES UPGRADING THE EXTERIOR FINISHES WITH A COMBINATION OF NEW STUCCO AND WOOD SIDING. A FULL REPLACEMENT OF THE EXISTING ROOF IS TO BE INCLUDED.
POOL
EPC - Install in ground gunite swimming pool and spa. All work subject to field inspections.
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
0.53 acres
Assessor's classification for assessment purposes. This is not zoning.
960 INEZ 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 016-0203-005-0000. 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 |
| William E Carter Recent nearby: 979 Piedmont Dr (May 12, 2025) | Addition (adds square footage) | 7 in ½ mi | $498,000 | 8 vs 13 prior−38% |
| D And J Kitchens And Baths Recent nearby: 952 Roeder Way (Sep 14, 2023) | Remodel / interior alteration | 3 in ½ mi | $299,500 | 29 vs 34 prior−15% |
| Vent Construction Recent nearby: 1025 35th Ave (Oct 11, 2017) | Demolition | 3 in ½ mi | $18,000 | 0 vs 3 prior |
| Super Brothers Plumbing Heating And Air Recent nearby: 5509 Dorset Way (Apr 24, 2026) | Remodel / interior alteration | 3 in ½ mi | $5,200 | 21 vs 2 prior |
| 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 |
| Redwood ADU Recent nearby: 1039 Casilada Way (May 16, 2025) | Accessory dwelling unit (new or conversion) | 2 in ½ mi | $264,636 | 12 vs 1 prior |
| 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 alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Pool / spaOn this parcel | 1,059 | 1d | 5d | 25d | 49d | 4d(vs 7d 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.