Sacramento 95822 · Carleton Tract · APN 018-0011-034-0000 · City of Sacramento
Zoned R-3 in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $630,000 ($554,000–$706,000).
Zone R-3 allows residential use qualifying for ministerial ADU review under state law (7 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
On-parcel permit history is indexed through Jan 20, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$630,000
Benchmark range: $554,000 – $706,000
Plan revision / deferred submittal (SUB-1913252): Pending in review for 7.3 yr (65.3× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: 2065 4plex (70 ft 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 (~$636/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, 3 permitted, 3 proposed or in review; 1 demolition; 1 commercial or mixed-use project.
13 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.
508 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-3 as multifamily 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 7.8 yr (since Jan 24, 2019), with no new permit record in 7.8 yr. · 4 units
In "Entitled" for 7.1 yr (since Oct 21, 2019), with no new permit record in 7.1 yr. · 2 units
In "Entitled" for 6.6 yr (since Mar 25, 2020), with no new permit record in 6.6 yr. · 1 unit
In "Entitled" for 5.5 yr (since May 21, 2021), with no new permit record in 5.5 yr. · 1 unit
In "Entitled" for 5 yr (since Nov 23, 2021), with no new permit record in 5 yr. · 1 unit
In "Entitled" for 4.9 yr (since Dec 30, 2021), with no new permit record in 4.9 yr. · 1 unit
Nearby electrical / panel (2209 Meer Way): Status changed from Issued to Finaled
Record RES-2610961 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (4251 Custis Ave): First appeared in published agency feed
Record RES-2622608 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (3634 Brockway Ct): First appeared in published agency feed
Record RES-2621887 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2241 12th Ave): Status changed from Issued to Finaled
Record RES-2606209 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2152 Stacia Way): First appeared in published agency feed
Record RES-2621990 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (2098 20th Ave): Status changed from Issued to Finaled
Record RES-2620197 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (3671 E Lincoln Ave): Status changed from Process Wait to Issued
Record RES-2609029 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (3671 E Lincoln Ave): Issued date changed from (blank) to 2026-10-01
Record RES-2609029 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2120 20th Ave): First appeared in published agency feed
Record RES-2622856 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (4417 23rd St): First appeared in published agency feed
Record RES-2623598 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (3930 Land Park Dr): Status changed from Plan Check Wait to Issued
Record COM-2603871 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (3930 Land Park Dr): Issued date changed from (blank) to 2026-10-16
Record COM-2603871 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (2145 Shielah Way): Status changed from Ready-to-Issue to Issued
Record RES-2615358 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (2145 Shielah Way): Issued date changed from (blank) to 2026-10-06
Record RES-2615358 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby new garage / accessory structure (4681 Larson Way): Status changed from Plan Check Wait to Withdrawn
Record RES-2618466 · 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 3.7 yr (since Mar 1, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (4 housing units, $480,000 declared valuation across 2 permits).
In "Entitled" for 7.8 yr (since Jan 24, 2019), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (4 housing units across 0 permits).
In "Entitled" for 4 yr (since Nov 2, 2022), 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, $1,500,000 declared valuation across 2 permits).
Pending in review for 7.3 yr (65.3× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Pending in review for 7.9 yr (70.8× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
In "Entitled" for 5.5 yr (since May 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 484 parcels
−70.0% YoY
City baseline: 30.4 / 1k
13 in trailing 24m
Includes 4 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Malm Construction | Plumbing / water heater / sewer | 5 on parcel5 in ½ mi | $194,041 | 0 vs 0 prior |
| Johnsons Custom Carpentry | Commercial tenant improvement | 1 on parcel1 in ½ mi | $25,000 | 5 vs 6 prior |
| American Windows | Windows / doors / siding | 1 on parcel1 in ½ mi | $5,261 |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family homeOn this parcel | 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) |
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 ($6,300/yr) + local voter-approved bond debt ($882/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.
−$28,335/yr
Cash needed: $138,600
NOI: $9,893/yr
P&I: $3,186/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 | −$2,603/mo | -22.5% | $5,565/mo | −$2,584/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | −$2,361/mo | -20.4% | $5,151/mo | −$2,224/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 | −$2,223/mo | -19.2% | $5,031/mo | −$1,950/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 unitsNov 5, 2018 – Feb 25, 2020
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
REMODEL -Unit # 8
EPC - Interior remodel of unit #8 to include: Rewire with new electrical sub panel, replumb, Add a washer dryer hook up, Move a non bearing wall, New cabinets and fixtures.
wrekcing permit
remove existing unpermitted 1240 sq ft detached structure.
WINDOW C/O (9) - 2081 15TH AV UNITS # 7,8,9
2081 15TH AV UNITS # 7,8,9 - WINDOW C/O (9) RETROFITS LIKE FOR LIKE IN SIZE AND LOCATION. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
HSG #19-029504 Violation List Repairs (UNIT 7)
(UNIT 7) repair water intrusion damage at rear, install new drainage away from building, stucco repairs at front awning/windows. Additionally scope to include: C/O gas water heater, kitchen remodel to include new circuit for dryer, bath remodel w/ bath fan exhaust. 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.
HSG #19-029504 Violation List Repairs (UNIT 7)
(UNIT 7) repair water intrusion damage at rear, install new drainage away from building, stucco repairs at front awning/windows. Additionally scope to include: C/O gas water heater, kitchen remodel to include new circuit for dryer, bath remodel w/ bath fan exhaust. 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.
REVISION TO RES-1823131
EPC Submittal - Deferred/Revision to Issued Permit RES-1823131 - Project was initially treated as a legalization of the existing structure. After initial exploratory demolition, the owner decided to tear down and rebuild per plan. Revisions were made to structural design now that it will be new construction. Wrecking permit to be pulled separately.
EPC Submittal - Deferred/Revision to Issued Permit RES-1823131 - Revision to permit. Project was initially treated as a legalization of the existing structure. After initial exploratory demolition, the owner decided to tear down and rebuild per plan. Revisions were made to structural design now that it will be new construction.
Legalize NSFR
(EXPEDITED 10,7,3- EPC Submittal - New Residential Building - To legalize a 1240 square-foot with 38SF covered porch existing unpermitted building to a detached single family home on an existing lot.) “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.” SEE REVISION RES-1913841: Project was initially treated as a legalization of the existing structure. After initial exploratory demolition, the owner decided to tear down and rebuild per plan. Revisions were made to structural design now that it will be new construction. Wrecking permit to be pulled separately.
EPC Submittal - New Residential Building - A request to convert an 1,142 square-foot existing unpermitted building to a detached residential unit on an existing lot in the Multi-Family Residential (R-3) zone.
T&J Property, SMUD Safety Inspection
SMUD Safety Inspection
T&J Property, SMUD Safety Inspection
SMUD Safety Inspection
T&J Legacy SMUD
SMUD Safety inspection
Unit# 8 -Gas Line
Unit #8 New 60' Gas Line from meter into home.
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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2018 | Ryan Studio(DR18-358) | SFD · Owner | 1 (Nov 5, 2018) | — | — | — |
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
0.15 acres
Assessor's classification for assessment purposes. This is not zoning.
2071 15TH AVE; 2081 15TH AVE; 2081 15TH AVE UNIT 7 UNIT 7
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 018-0011-034-0000. 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.
| Graves 7 | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $4,450 | 0 vs 0 prior |
| Sequoia Pacific Builders Recent nearby: 4730 Freeport Blvd 110 (Dec 29, 2022) | Demolition | 29 in ½ mi | $10,336,180 | 1 vs 2 prior |
| Yancey Recent nearby: 2150 20th Ave (Feb 22, 2024) | Remodel / interior alteration | 6 in ½ mi | $184,001 | 38 vs 46 prior−17% |
| Tilton Pacific Construction Recent nearby: 3580 Crocker Dr (Jun 26, 2023) | New commercial / non-residential building | 5 in ½ mi | $14,014,371 | 2 vs 3 prior |
| Tms Construction Recent nearby: 3651 E Lincoln Ave (Oct 22, 2025) | Accessory dwelling unit (new or conversion) | 4 in ½ mi | $3,311,000 | 12 vs 13 prior−8% |
| Christophers Construction Services Recent nearby: 3771 College Ave (Oct 1, 2021) | Remodel / interior alteration | 4 in ½ mi | $330,500 | 1 vs 1 prior |
| Cost U Less Construction Recent nearby: 4421 24th St (Jun 25, 2021) | Addition (adds square footage) | 4 in ½ mi | $324,501 | 0 vs 1 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 alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvementOn this parcel | 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.