Sacramento 95822 · Carleton Tract · APN 018-0043-008-0000 · 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 $453,000 ($399,000–$507,000).
Zone R-2 allows residential use qualifying for ministerial ADU review under state law (10 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Jun 7, 2024).
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.
$453,000
Benchmark range: $399,000 – $507,000
Plan revision / deferred submittal (SUB-1901676): Pending in review for 7.8 yr (69.4× 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 4-Plex Apartments (0.22 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 (~$468/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: 8 homes completed, 6 permitted, 2 proposed or in review; 1 commercial or mixed-use project.
14 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.
479 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 "Fee estimate" for 9.1 yr (since Oct 5, 2017), with no new permit record in 9.1 yr. · 1 unit · $150,000 declared valuation
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
Nearby roof replacement (2361 Anita Ave): Status changed from Issued to Finaled
Record RES-2615398 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
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 (3570 Crocker Dr 130): Status changed from Issued to Finaled
Record COM-2601391 · 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 hvac / heat pump (2505 23rd Ave): First appeared in published agency feed
Record RES-2621603 · 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 roof replacement (2648 Sutterville Rd): Status changed from Issued to Finaled
Record RES-2621451 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (3971 E Pacific Ave): Status changed from Issued to Finaled
Record RES-2621490 · 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 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 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).
Pending in review for 7.8 yr (69.4× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
In "In review" for 15 mo (since Aug 5, 2025), exceeding the 241d median and 334d 75th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($1,036,934 declared valuation across 1 permit).
In "Entitled" for 6.6 yr (since Mar 25, 2020), 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 30, 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 |
|---|---|---|---|---|
| Kitchen Mart | Remodel / interior alteration | 1 on parcel5 in ½ mi | $243,204 | 62 vs 72 prior−14% |
| Huft Heating And Air Conditioning | HVAC / heat pump | 1 on parcel1 in ½ mi | $15,504 | 29 vs 26 prior+12% |
| Ardell Lamond Harrison | 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 ($4,550/yr) + local voter-approved bond debt ($637/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.
−$15,721/yr
Cash needed: $100,100
NOI: $11,888/yr
P&I: $2,301/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 | −$1,551/mo | -18.6% | $4,098/mo | −$1,519/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | −$1,310/mo | -15.7% | $3,793/mo | −$1,159/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 | −$1,172/mo | -14.0% | $3,705/mo | −$885/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 ↗
Change-out Ground Mount to Ground 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%.
Installation of new Gas - 040 gallon, located inside building, screening not required.
Bathroom Addition
Non Structural, Convert existing walk in closet into an additional bathroom, no additional square footage. Install vanity, countertop, sink, faucet, shower pan, valve, surround, exhaust fan, star energy rated, toilet, humidistat controlled, lighting and vacancy sensor. 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).”
Master Bath Remodel
Convert Master Closet into full bathroom to include reframe closet opening and associated plumbing, electrical, and mechanical. Install tankless water heater in same location. No other work included. 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. ALL work subject to field inspection, unless exempted by Code. Access to perform inspection/s must be provided by the Party requesting the inspection.
EPC Submittal - Remodel of Residential Building - ADDITION OF BATHROOM · MISCELLANEOUS FRAMING · PLUMBING · ELECTRICAL · INSTALLATION OF A TANKLESS WATER HEATER AND INSTALL A 1' X 3' WINDOW IN NEW BATH ROOM IN MASTER BED ROOM CLOSET. CHANGES REFLECTED ON A1 EXISTING A1.1 NEW
Bathroom Remodel
Bathroom remodel, remove and replace tile like for like at tub enclosure replace studs as needed like for like due to dry rot. “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 required. Reference CRC sections R315 & R314
E-Permit: Water Re-pipe, 240 L.F.
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.
2224 16TH AVE
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 018-0043-008-0000. 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.
| $10,000 |
| 1 vs 2 prior |
| Armstrong Plumbing | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $8,956 | 0 vs 0 prior |
| Galco Construction | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $6,919 | 0 vs 0 prior |
| Water Heaters Only | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $2,359 | 0 vs 0 prior |
| Black Pine Builders Recent nearby: 3509 Crocker Dr (Apr 2, 2018) | New single-family home | 17 in ½ mi | $3,560,080 | 2 vs 0 prior |
| Premier Pools Recent nearby: 2500 Coleman Way (Aug 9, 2021) | Pool / spa | 5 in ½ mi | $186,981 | 0 vs 0 prior |
| Pdc Construction Recent nearby: 3660 Crocker Dr (May 16, 2019) | Commercial tenant improvement | 4 in ½ mi | $9,559,667 | 0 vs 0 prior |
| Tilton Pacific Construction Recent nearby: 3580 Crocker Dr (Jun 26, 2023) | New commercial / non-residential building | 4 in ½ mi | $8,052,744 | 2 vs 3 prior |
| 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.