Sacramento 95822 · South Land Park · APN 016-0242-001-0000 · 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 $573,000 ($504,000–$642,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 7,841 sq ft lot. Local precedent is active with 1 ADU permit 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 Oct 14, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
226 substantial renovation & housing permits over 24 months (42.3 per 1,000 parcels vs. 30.4 citywide baseline) (#28 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (South Land Park)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$573,000
Benchmark range: $504,000 – $642,000
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)
Closest lead: 1070 Appollo Way ADU (0.24 mi W, 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 (~$582/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: 7 homes completed, 1 permitted, 2 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.
464 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 5.3 yr (since Jul 20, 2021), with no new permit record in 5.3 yr. · 1 unit
In "Entitled" for 5.3 yr (since Jul 21, 2021), with no new permit record in 5.3 yr. · 1 unit
In "Entitled" for 4.9 yr (since Dec 20, 2021), with no new permit record in 4.9 yr. · 1 unit
Permit issued and active for 10.7 yr (first record Feb 17, 2016), with no completion or new permit record in 4.8 yr. · 1 unit · $310,833 declared valuation
Permit issued and active for 6.2 yr (first record Sep 1, 2020), with no completion or new permit record in 4.8 yr. · 1 unit · $310,883 declared valuation
Permit issued and active for 6.2 yr (first record Sep 3, 2020), with no completion or new permit record in 4.8 yr. · 1 unit · $303,150 declared valuation
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 addition (adds square footage) (4601 Hillview Way): Status changed from Plan Check Target to Plan Check Wait
Record RES-2619471 · 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 (5030 Del Rio Rd): First appeared in published agency feed
Record RES-2622957 · 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 addition (adds square footage) (1241 27th Ave): Status changed from Plan Check Wait to Issued
Record RES-2609973 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (1241 27th Ave): Issued date changed from (blank) to 2026-10-22
Record RES-2609973 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (1241 27th Ave): Declared valuation changed from 26303.2 to 26474
Record RES-2609973 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (1241 27th Ave): Description text was updated
Record RES-2609973 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (1241 27th Ave): Habitable sq ft changed from 154 to 155
Record RES-2609973 · 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 addition (adds square footage) (5613 Rosedale Way): Status changed from Applied to Withdrawn
Record RES-2620900 · 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 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).
In "Entitled" for 4.9 yr (since Dec 20, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
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).
In "Entitled" for 5.3 yr (since Jul 21, 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 10.7 yr (first record Feb 17, 2016) with no new permit activity recorded in 4.8 yr.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 5,346 parcels
−11.7% YoY
City baseline: 30.4 / 1k
226 in trailing 24m
Includes 17 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Dew Hiersoux Construction | Addition (adds square footage) | 2 on parcel3 in ½ mi | $323,100 | 2 vs 4 prior |
| Premier Pools Recent nearby: 1021 Appollo Way (Dec 17, 2021) | Pool / spa | 13 in ½ mi | $927,442 | 0 vs 0 prior |
| Connected Technology Recent nearby: 5441 Pleasant Dr (Mar 30, 2026) | Remodel / interior alteration |
| 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 ($5,750/yr) + local voter-approved bond debt ($805/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.
−$24,370/yr
Cash needed: $126,500
NOI: $10,520/yr
P&I: $2,908/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 | −$2,272/mo | -21.6% | $5,104/mo | −$2,249/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | −$2,031/mo | -19.3% | $4,724/mo | −$1,889/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 | −$1,892/mo | -18.0% | $4,614/mo | −$1,615/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 ↗
REVISION TO RES-2514773
EPC - REVISION TO RES-2514773 - CHANGING APPROVED (3) REAR SHEAR WALLS TO (4) SHEAR WALLS
Addition & Remodel
EPC - Added scope to Permit RES-2510709 • REMOVE EXISTING DETERIORATE ROOF, REPLACE WITH NEW. NEW HIGHER PITCH. • SWAP EXISTING WINDOW & SLIDING GLASS DOOR LOCATIONS@ REAR. • DEMO (E) KITCHEN, RELOCATE TO OPPOSITE SIDE OF ROOM, TOWARDS FAMILY & DINING ROOM. • REMOVE FIREPLACE AND SURROUNDING WALLS. • NEW FLUSH BEAM & REMOVED BEARING WALL. • CONVERT EXISTING STORAGE INTO NEW LAUNDRY ROOM, REPLACE EXIST DOOR WITH WINDOW. • ENLARGE EXISTING MASTER BATH & SHOWER. • NEW COVERED PORCH ADDITION . • NEW ELECTRICAL @ALTERATION AREAS AS NEEDED. • NEW SMOKE & CARBON MONOXIDE ALARMS. Change out existing 100 amp main panel to 200 amp panel. 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). SEE REVISION RES-2521612 - CHANGING APPROVED (3) REAR SHEAR WALLS TO (4) SHEAR WALLS
5100 Elmer Way res roof permit minor no plans
Roof Permit: REMOVE OLD ROOF, REPAIR ANY DRYROT, INSTALL NEW 5/8” VAPOR BARRIER OSB PLY, REPLACE EXISTING GUTTERS AND DOWNSPOUTS WITH NEW. COOL ROOF COMPLIANT COMP. SHINGLES TO BE USED Tear off and install 27 squares of 30 yr laminated dimensional composition roofing material. In-progress inspection required if 10 sq or greater. CF-6R-ENV-01 required at final inspection. CF-1R-ALT on file. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
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
0.18 acres
Assessor's classification for assessment purposes. This is not zoning.
5100 ELMER 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 016-0242-001-0000. 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.
| $24,991 |
| 117 vs 248 prior−53% |
| D And J Kitchens And Baths Recent nearby: 1279 Kennady Ln (Feb 12, 2026) | Remodel / interior alteration | 8 in ½ mi | $530,700 | 29 vs 34 prior−15% |
| William E Carter Recent nearby: 979 Piedmont Dr (May 12, 2025) | Addition (adds square footage) | 8 in ½ mi | $517,000 | 8 vs 13 prior−38% |
| Daniel Colson General Contracting Recent nearby: 5040 Del Rio Rd (Sep 17, 2021) | Remodel / interior alteration | 8 in ½ mi | $272,500 | 0 vs 0 prior |
| Kitchen Mart Recent nearby: 1245 27th Ave (Jan 31, 2025) | Remodel / interior alteration | 7 in ½ mi | $277,619 | 62 vs 72 prior−14% |
| Ebco Construction Recent nearby: 4729 S Land Park Dr (Oct 18, 2023) | Remodel / interior alteration | 7 in ½ mi | $187,463 | 1 vs 6 prior |
| Premier Pools Sacramento Recent nearby: 4317 Griffith Dr (Mar 30, 2026) | Pool / spa | 6 in ½ mi | $528,779 | 102 vs 121 prior−16% |
| Americas Advantage Remodeling Recent nearby: 1321 Normandy Ln (Feb 11, 2026) | Remodel / interior alteration | 6 in ½ mi | $262,450 | 26 vs 19 prior+37% |
| 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) |
| 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.