Sacramento 95822 · Carleton Tract · APN 018-0013-009-0000 · City of Sacramento
Zoned R-2 in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $541,000 ($476,000–$606,000).
Zone R-2 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 25, 2024, 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.
$541,000
Benchmark range: $476,000 – $606,000
Closest lead: 2065 4-Plex Apartments (280 ft NW, 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 (~$551/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, 2 proposed or in review; 1 commercial or mixed-use project.
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.
537 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-2 as two-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 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 commercial tenant improvement (4850 Freeport Blvd): Status changed from Plan Check Wait to Issued
Record COM-2524543 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (4850 Freeport Blvd): Issued date changed from (blank) to 2026-10-19
Record COM-2524543 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (4850 Freeport Blvd): Declared valuation changed from 650000 to 1000000
Record COM-2524543 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (4850 Freeport Blvd): Description text was updated
Record COM-2524543 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (4850 Freeport Blvd): Project name changed from Old Raley's Site - Site Improvement to Old Raley's - Site & Exterior Facade Improvements
Record COM-2524543 · 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 commercial tenant improvement (4850 Freeport Blvd): Status changed from Issued to Finaled
Record COM-2225954 · 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 general repair (4957 Virginia Way): Status changed from Plan Check Target to Issued
Record RES-2620698 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (4957 Virginia Way): Issued date changed from (blank) to 2026-10-09
Record RES-2620698 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (4957 Virginia Way): Declared valuation changed from 17100 to 15300
Record RES-2620698 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (4957 Virginia Way): Description text was updated
Record RES-2620698 · 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 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 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 3.7 yr (since Mar 17, 2023), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 5.5 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).
In "Entitled" for 7.1 yr (since Oct 21, 2019), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
In "Entitled" for 5 yr (since Nov 23, 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 |
|---|---|---|---|---|
| Freeman Roofing | Roof replacement | 1 on parcel1 in ½ mi | $21,750 | 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 |
| 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 ($5,400/yr) + local voter-approved bond debt ($756/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.
−$21,848/yr
Cash needed: $118,800
NOI: $10,919/yr
P&I: $2,731/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 | −$2,062/mo | -20.8% | $4,810/mo | −$2,036/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | −$1,821/mo | -18.4% | $4,452/mo | −$1,676/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 | −$1,682/mo | -17.0% | $4,349/mo | −$1,402/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 ↗
E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 25 squares of Composite Class A. CRRC: 0668-0116
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
0.16 acres
Assessor's classification for assessment purposes. This is not zoning.
2081 16TH AVE; 2081 16TH AVE UNIT A UNIT A; 2081 16TH AVE UNIT B UNIT B
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 018-0013-009-0000. 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.
| $184,001 |
| 38 vs 46 prior−17% |
| Solid Construction And Design Recent nearby: 4621 Mead Ave (May 5, 2026) | Remodel / interior alteration | 5 in ½ mi | $357,200 | 32 vs 32 prior+0% |
| Premier Pools Sacramento Recent nearby: 2148 22nd Ave (Jan 13, 2025) | Pool / spa | 5 in ½ mi | $355,165 | 102 vs 121 prior−16% |
| 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 |
| Pdc Construction Recent nearby: 3680 Crocker Dr (Mar 4, 2019) | New commercial / non-residential building | 3 in ½ mi | $9,519,667 | 0 vs 0 prior |
| Brc General Contracting Recent nearby: 4850 Freeport Blvd (Oct 19, 2026) | Commercial tenant improvement | 3 in ½ mi | $4,050,000 | 1 vs 2 prior |
| D And J Kitchens And Baths Recent nearby: 2149 22nd Ave (Aug 20, 2024) | Remodel / interior alteration | 3 in ½ mi | $205,000 | 29 vs 34 prior−15% |
| 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 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.