Sacramento 95822 · Land Park · APN 017-0053-021-0000 · 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 $565,000 ($497,000–$633,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 5,663 sq ft lot. Local precedent is active with 3 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 (8 total permits, latest Jan 20, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
245 substantial renovation & housing permits over 24 months (69.8 per 1,000 parcels vs. 30.4 citywide baseline) (#42 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (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.
$565,000
Benchmark range: $497,000 – $633,000
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)
New garage / accessory structure (RES-2517386): Issued after 5 mo (2.2× the 69d median) — above the 75th percentile for new garage / accessory structure permits in City of Sacramento (median 69d, 75th pct 132d, n=231).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Accessory dwelling unit at 1116 Darnel Way (170 ft N, 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 (~$574/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: 1 homes completed, 13 permitted, 1 proposed or in review; 1 demolition.
16 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.
307 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 5.8 yr (since Jan 20, 2021), with no new permit record in 5.8 yr. · 1 unit
In "Entitled" for 5.7 yr (since Mar 8, 2021), with no new permit record in 5.7 yr. · 1 unit
In "Entitled" for 5.7 yr (since Mar 11, 2021), with no new permit record in 5.7 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 5.3 yr (since Aug 12, 2021), with no new permit record in 5.3 yr. · 2 units
Permit issued and active for 2.8 yr (first record Jan 24, 2024), with no completion or new permit record in 2.6 yr. · 1 unit · $69,913 declared valuation
Nearby roof replacement (1317 11th Ave): Status changed from Issued to Finaled
Record RES-2619490 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (1226 10th Ave): Status changed from Issued to Finaled
Record RES-2619836 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (3948 Bartley Dr): Status changed from Issued to Finaled
Record RES-2608610 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (1156 Darnel Way): First appeared in published agency feed
Record RES-2622122 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1317 11th Ave): Status changed from Plan Check Target to Plan Check Wait
Record RES-2620085 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (4310 Moss Dr): First appeared in published agency feed
Record RES-2623084 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (3899 Bartley Dr): Status changed from Plan Check Target to Issued
Record RES-2620160 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (3899 Bartley Dr): Issued date changed from (blank) to 2026-10-06
Record RES-2620160 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (3899 Bartley Dr): Description text was updated
Record RES-2620160 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (3899 Bartley Dr): Project name changed from remodel to REMODEL
Record RES-2620160 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (3899 Bartley Dr): Contractor changed from (blank) to NIEMEYER CONSTRUCTION
Record RES-2620160 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (4230 Canby Way): First appeared in published agency feed
Record RES-2623297 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2618348 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (1169 Brownwyk Dr): Status changed from Issued to Finaled
Record RES-2615920 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (1031 Darnel Way): First appeared in published agency feed
Record RES-2623177 · 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 2.2 yr (since Sep 4, 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 5.8 yr (since Jan 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 5.7 yr (since Mar 11, 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 5.7 yr (since Mar 8, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Issued after 5 mo (2.2× the 69d median) — above the 75th percentile for new garage / accessory structure permits in City of Sacramento (median 69d, 75th pct 132d, n=231).
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).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 3,510 parcels
−25.0% YoY
City baseline: 30.4 / 1k
245 in trailing 24m
Includes 29 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Ebco Construction | Remodel / interior alteration | 3 on parcel6 in ½ mi | $88,246 | 1 vs 6 prior |
| Denecochea Construction | Addition (adds square footage) | 2 on parcel4 in ½ mi | $344,000 | 5 vs 8 prior−38% |
| Clarke And Rush Mechanical | HVAC / heat pump | 2 on parcel2 in ½ mi |
| 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 ($5,650/yr) + local voter-approved bond debt ($791/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.
−$23,650/yr
Cash needed: $124,300
NOI: $10,634/yr
P&I: $2,857/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 | −$2,212/mo | -21.4% | $5,020/mo | −$2,189/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | −$1,971/mo | -19.0% | $4,646/mo | −$1,828/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 | −$1,832/mo | -17.7% | $4,538/mo | −$1,554/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 ↗
New Detached Garage
EPC - Build new 355 sq ft single story detached garage on concrete slab. Exterior plaster finish. Comp shingle roof. Non conditioned space. With electrical No water or sewer utilities. Not an ADU. Wrecking of Existing garage under RES-2516288.
1121 SHERBURN AVE-DEMO
Demolition of existing single story detached garage. Remove composite roof, wood stud construction, stucco siding, concrete slab foundation. No plumbing. Remove 1 Electrical 20 AMP circuit.
No Duct Work Permitted. 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%.
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%.
E-Permit: Tear Off - Yes, Resheet - Yes, 3 layer(s), 20 squares of 30yr Laminated Dimensional Composition. CRRC: 0668-0129
Electrical Panel Upgrade
AA: existing panel 100 Amps - Overhead service, new main panel 200 Amps, Replacement weather head/masthead work, main breaker replacement. Carbon monoxide & Smoke alarms required. Reference 2013 CRC sections R315 & R314
REVISION TO RES-1702172: Corrective Framing at DR Arch
EXPEDITED - REVISION TO RES-1702172: Corrective Framing at Dining Room Archway
House Remodel: See REVISION RES-1707463: Corrective Framing at Dining Room Archway
Complete kitchen remodel- updating electrical, complete bathroom remodel- window c/o, laundry room remodel, adding sink to 1/2 bath and reframing the door. See REVISION RES-1707463: Corrective Framing at Dining Room Archway Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. No modifications to the piers, floor joist or roof framing. “Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).”
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
0.13 acres
Assessor's classification for assessment purposes. This is not zoning.
1121 SHERBURN AVE
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 017-0053-021-0000. 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.
| $22,340 |
| 4 vs 12 prior−67% |
| Cal Vintage Roofing | Roof replacement | 1 on parcel1 in ½ mi | $12,704 | 0 vs 0 prior |
| D And J Kitchens And Baths Recent nearby: 4078 S Land Park Dr (Apr 17, 2026) | Remodel / interior alteration | 11 in ½ mi | $762,067 | 29 vs 34 prior−15% |
| Abrahams Construction Recent nearby: 3836 W Land Park Dr (Aug 24, 2026) | Accessory dwelling unit (new or conversion) | 7 in ½ mi | $1,266,400 | 14 vs 18 prior−22% |
| Diamond D Construction Recent nearby: 4120 Moss Dr (Sep 22, 2021) | Remodel / interior alteration | 5 in ½ mi | $490,190 | 3 vs 2 prior |
| Yancey Recent nearby: 4030 Mulberry Ln (Feb 26, 2024) | Remodel / interior alteration | 5 in ½ mi | $222,884 | 38 vs 46 prior−17% |
| Hammerhead Pools Recent nearby: 4148 Canby Way (Dec 9, 2022) | Pool / spa | 5 in ½ mi | $200,000 | 1 vs 5 prior |
| Premier Pools Sacramento Recent nearby: 4317 Griffith Dr (Mar 30, 2026) | Pool / spa | 4 in ½ mi | $329,103 | 102 vs 121 prior−16% |
| 231 |
| 35d |
| 69d |
| 132d |
| 261d |
| 50d(vs 84d prior) |
| Accessory dwelling unit (new or conversion) | 1,693 | 57d | 97d | 172d | 284d | 97d(vs 103d prior) |
| DemolitionOn this parcel | 705 | 0d | 1d | 7d | 35d | 2d |
| 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 |
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.