Sacramento 95822 · South Land Park · APN 016-0353-005-0000 · 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 $507,000 ($446,000–$568,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 6,098 sq ft lot. Local precedent is active with 2 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 15, 2026).
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.
$507,000
Benchmark range: $446,000 – $568,000
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: 4901 S Land Park Dr ADU (0.27 mi E, 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 (~$519/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: 6 homes completed, 1 permitted, 1 proposed or in review.
9 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.
470 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 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 remodel / interior alteration (4650 Crestwood Way): Status changed from Issued to Finaled
Record RES-2609993 · 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 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 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 (1299 Kennady Ln): First appeared in published agency feed
Record RES-2623594 · 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 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 "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 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).
In "In review" for 8 mo (since Mar 19, 2026), 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 |
|---|---|---|---|---|
| Ashley Construction | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $10,764 | 0 vs 0 prior |
| Norman Metcalf Electric | Remodel / interior alteration | 1 on parcel1 in ½ mi | $9,900 | 6 vs 5 prior |
| Always Affordable Plumbing And HVAC | HVAC / heat pump | 1 on parcel1 in ½ mi | $7,895 |
| 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 ($7,235/yr) + local voter-approved bond debt ($1,013/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.
Statutory notes: Under CA Gov. Code § 66324 (SB 13), local agencies cannot impose development impact fees on ADUs under 750 sq ft (plan-check, school district fees ≥500 sq ft, and utility connection fees still apply). Under CA Rev. & Tax. Code § 71, building an ADU triggers a supplemental assessment on the new construction value without reassessing the existing dwelling or land. Newly built ADUs also carry a rolling 15-year exemption from statewide AB 1482 rent caps from certificate of occupancy.
−$22,109/yr
Cash needed: $165,725
NOI: $24,077/yr
P&I: $3,849/mo
For $0/mo net cash flow
At $3,800/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 | $3,496/mo | −$2,279/mo | -16.5% | $6,677/mo | −$2,199/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,800/mo | −$1,842/mo | -13.3% | $6,180/mo | −$1,547/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $4,028/mo | −$1,592/mo | -11.5% | $6,037/mo | −$1,051/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 ↗
4780 NORM CIR - BATHROOM REMODEL
ONE BATHROOM REMODEL- REMOVE EXISTING TILE SHOWER, REMOVE EXISTING VANITY AND TOILET. SAVE FOR REINSTALL. REMOVE EXISTING TILE FLOOR. REPAIR ANY DRY ROT ON FLOOR AND SHOWER. INSTALL NEW MIXER VALVE ASSEMBLY. INSTALL NEW SCHLUTER WATERPROOFING SYSTEM. INSTALL ALL NEW TILE AND GROUT IN SHOWER AND FLOOR. REPAIR ANY DAMAGED DRY WALL. PRIME AND PAINT WALLS. REINSTALL EXISTING VANITY AND TOILET. NO STRUCTURAL CHANGES. 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 ARE REQUIRED. REFERENCE CRC SECTIONS R315 & R314. ALL WORK IS SUBJECT TO FIELD INSPECTION.
Change-out installation of Electric Heat Pump 50 gallons + to Electric Heat Pump 50 gallons +, located outside building, within Existing Exterior Enclosure.
INSTALL EV CHARGER
EPC - Upgrade main panel from 100a to 200a same location. Install 40a 240v circuit for a hardwired EV charger. Install 30a 240v circuit to a fusible disconnect for a water heater. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994, are exempt). All work subject to field inspection. 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
0.14 acres
Assessor's classification for assessment purposes. This is not zoning.
4780 NORM CIR
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 15, 2026 · Retrieved Nov 15, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 016-0353-005-0000. 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 |
| Premier Pools Recent nearby: 1021 Appollo Way (Dec 17, 2021) | Pool / spa | 15 in ½ mi | $1,009,875 | 0 vs 0 prior |
| Connected Technology Recent nearby: 5441 Pleasant Dr (Mar 30, 2026) | Remodel / interior alteration | 12 in ½ mi | $24,991 | 117 vs 248 prior−53% |
| William E Carter Recent nearby: 979 Piedmont Dr (May 12, 2025) | Remodel / interior alteration | 9 in ½ mi | $565,000 | 8 vs 13 prior−38% |
| Ebco Construction Recent nearby: 4729 S Land Park Dr (Oct 18, 2023) | Remodel / interior alteration | 9 in ½ mi | $238,207 | 1 vs 6 prior |
| 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 |
| Americas Advantage Remodeling Recent nearby: 4274 Warren Ave (Jun 23, 2026) | Remodel / interior alteration | 7 in ½ mi | $315,150 | 26 vs 19 prior+37% |
| Dave Gross Enterprises Recent nearby: 1230 27th Ave (Nov 30, 2022) | Pool / spa | 7 in ½ mi | $133,370 | 13 vs 37 prior−65% |
| 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) |
| HVAC / heat pumpOn this parcel | 19,324 | 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.