Sacramento 95822 · Hollywood Park · APN 018-0163-016-0000 · City of Sacramento
Zoned R-1-EA-4 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $469,000 ($413,000–$525,000).
Zoned R-1-EA-4 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 8 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 (5 total permits, latest Mar 7, 2023).
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.
$469,000
Benchmark range: $413,000 – $525,000
Closest lead: New home (0.3 mi S, 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 (~$483/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, 7 permitted, 7 proposed or in review; 1 demolition.
21 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.
717 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 5.2 yr (since Aug 24, 2021), with no new permit record in 5.2 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 4.1 yr (since Oct 25, 2022), with no new permit record in 4.1 yr. · 1 unit
In "Entitled" for 3.4 yr (since Jun 8, 2023), with no new permit record in 3.4 yr. · 2 units
Permit issued and active for 5.3 yr (first record Jul 8, 2021), with no completion or new permit record in 2.4 yr. · 1 unit · $25,818 declared valuation
Permit issued and active for 3 yr (first record Nov 9, 2023), with no completion or new permit record in 2.4 yr. · 1 unit · $82,231 declared valuation
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
Record RES-2620860 · 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 windows / doors / siding (1700 Harian Way): Status changed from Issued to Finaled
Record RES-2607356 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2619625 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (5665 Carmela Way): First appeared in published agency feed
Record RES-2622286 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (5645 Bradd Way): First appeared in published agency feed
Record RES-2622976 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (2320 Hooke Way): First appeared in published agency feed
Record RES-2623804 · 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
Nearby electrical / panel (4949 Helen Way): Status changed from Issued to Expired Permit
Record RES-2522130 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (1830 Arica Way): Status changed from Ready-to-Issue to Issued
Record RES-2621443 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (1830 Arica Way): Issued date changed from (blank) to 2026-09-28
Record RES-2621443 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby pool / spa (2221 Hollywood Way): Status changed from Issued to Finaled
Record RES-2602152 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2613772 · 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 4.1 yr (since Oct 25, 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 (2 housing units, $900,395 declared valuation across 1 permit). work_desc changed to "EPC - Building 4,577 SF Conditioned area Single-Family Residence with 5 bedrooms, 5 bathrooms, Porch of 310 sq. ft. attached two-car garage of 520 sq. ft., attached 420 sq. ft. 2nd dwelling unit with 1 bedroom , 1 bathroom. Solar PV 5.04kWdc, ESS 6.0kWh. On a vacant lot. Removal of Existing Detached non-dwelling structures requires a Wrecking Premit(s) be issued before a permit for the new duplex can be issued." in snapshot Nov 1, 2026.
In "Entitled" for 5.2 yr (since Aug 24, 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 6 mo (since May 4, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 3.4 yr (since Jun 8, 2023), 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 1,087 parcels
−5.9% YoY
City baseline: 30.4 / 1k
33 in trailing 24m
Includes 9 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Phillip Isaacs Construction | Remodel / interior alteration | 1 on parcel2 in ½ mi | $18,401 | 20 vs 25 prior−20% |
| Fugate Building And Interiors | Remodel / interior alteration | 1 on parcel1 in ½ mi | $20,000 | 0 vs 1 prior |
| River City Roofing | Roof replacement | 1 on parcel1 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 ($4,700/yr) + local voter-approved bond debt ($658/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.
−$16,802/yr
Cash needed: $103,400
NOI: $11,717/yr
P&I: $2,377/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 | −$1,641/mo | -19.1% | $4,223/mo | −$1,610/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | −$1,400/mo | -16.2% | $3,909/mo | −$1,250/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 | −$1,262/mo | -14.6% | $3,818/mo | −$976/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 ↗
EOTC REMODEL
EXPEDITED - EOTC REMODEL - Bathroom remodel to include no doors , walls or windows being moved. Plumbing fixtures and faucets to be replaced in place . Small skylight add and toilet. @nd bath to be upgraded to current state standard. ALL WORK SUBJECT TO FIELD INSPECTION. 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).”
2161 Irvin Way-Replace Windows
Replace 9 alum windows with new vinyl windows, like for like in size & locations & install retrofits. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
Change-out Split System to Split System. 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: existing panel 100 Amps - Overhead service, new main panel 200 Amps, New Install weather head/masthead work, main breaker replacement.
GUMBINER DANA/TAYLOR SKI - REROOF
Tear Off - Yes, Resheet - No, 1 layer(s), 28 squares of 30yr Laminated Dimensional Composition. In-progress inspection required if 10 squares or greater. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314 SB 407. “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
0.14 acres
Assessor's classification for assessment purposes. This is not zoning.
2161 IRVIN WAY
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 018-0163-016-0000. 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.
| $12,180 |
| 0 vs 0 prior |
| Pacific Heat And Air | HVAC / heat pump | 1 on parcel1 in ½ mi | $9,180 | 0 vs 0 prior |
| Norman R Metcalf Electric | Electrical / panel | 1 on parcel1 in ½ mi | $2,800 | 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 |
| Syncon Homes Of California Recent nearby: 4957 Esma Jane Ln (Dec 14, 2022) | New single-family home | 24 in ½ mi | $6,157,855 | 75 vs 45 prior+67% |
| Premier Pools Sacramento Recent nearby: 5616 El Arado Way (Jan 30, 2025) | Pool / spa | 11 in ½ mi | $736,594 | 102 vs 121 prior−16% |
| Kevin Fong Recent nearby: 4400 Freeport Blvd 150 (Mar 5, 2019) | Commercial tenant improvement | 7 in ½ mi | $220,000 | 0 vs 0 prior |
| Yancey Recent nearby: 2354 Anita Ave (Apr 17, 2025) | Remodel / interior alteration | 6 in ½ mi | $472,130 | 38 vs 46 prior−17% |
| 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) |
| 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.