Sacramento 95820 · South Oak Park · APN 020-0032-009-0000 · 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 $382,000 ($336,000–$428,000).
Zoned R-1 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 12 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 (4 total permits, latest May 25, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
all of the lot of the parcel intersects Zone X: minimal flood hazard. 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.
$382,000
Benchmark range: $336,000 – $428,000
Closest lead: Franklin Blvd Mixed Use Bldg A and Site Work (0.45 mi W, in review). 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 (~$400/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: 66 homes completed, 19 permitted, 21 proposed or in review (44 of them deed-restricted affordable); 5 demolitions; 1 commercial or mixed-use project.
59 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.
622 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.
Permit issued and active for 3.5 yr (first record May 18, 2023), with no completion or new permit record in 23 mo. · 1 unit · $13,775 declared valuation
Permit issued and active for 5.1 yr (first record Sep 29, 2021), with no completion or new permit record in 23 mo. · 1 unit · $48,000 declared valuation
Permit issued and active for 4 yr (first record Nov 17, 2022), with no completion or new permit record in 23 mo. · 1 unit · $39,541 declared valuation
Permit issued and active for 2.7 yr (first record Mar 6, 2024), with no completion or new permit record in 22 mo. · 1 unit · $115,256 declared valuation
Permit issued and active for 2 yr (first record Nov 4, 2024), with no completion or new permit record in 20 mo. · 1 unit · $134,877 declared valuation
In "In review" for 4.1 yr (since Sep 29, 2022), with no new permit record in 20 mo. · 4 units · $590,212 declared valuation
Nearby permit (d83636da65b50b3c089b714e106c1fd11f88d9d6): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (10d0d00a8f8783f9302e2ea64b59532985ffb72a): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby new single-family home (3817 15th Ave): First appeared in published agency feed
Record RES-2623793 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2607527 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2621452 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2421442 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (3207 San Carlos Way): Status changed from Issued to Finaled
Record RES-2621484 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2616547 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (4127 38th St): First appeared in published agency feed
Record RES-2622043 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (3251 9th Ave): Status changed from Issued to Finaled
Record RES-2614887 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby ev charger (3814 15th Ave): First appeared in published agency feed
Record RES-2623409 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby accessory dwelling unit (new or conversion) (0 Unknown): First appeared in published agency feed
Record RES-2623841 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (3447 Santa Cruz Way): Status changed from Issued to Finaled
Record RES-2618377 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (3958 8th Ave): First appeared in published agency feed
Record RES-2622330 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (3411 San Jose Way): First appeared in published agency feed
Record RES-2623105 · 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 "In review" for 4.1 yr (since Sep 29, 2022), 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, $590,212 declared valuation across 4 permits).
In "In review" for 15 mo (since Aug 20, 2025), exceeding the 184d median and 416d 75th percentile for new duplex / half-plex permits in City of Sacramento (n=115). current_status changed to "Verify" in snapshot Nov 1, 2026.
Active in "Issued" for 21 mo (first record Feb 18, 2025) with no new permit activity recorded in 14 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
In "In review" for 5 mo (since Jun 12, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
In "Approved" for 4 mo (since Jul 15, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). issued_date changed to "2026-09-29" in snapshot Nov 1, 2026.
Active in "Issued" for 2.1 yr (first record Sep 30, 2024) with no new permit activity recorded in 10 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,487 parcels
−10.0% YoY
City baseline: 30.4 / 1k
19 in trailing 24m
Includes 23 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Grandmark Service | Roof replacement | 1 on parcel1 in ½ mi | $14,060 | 0 vs 0 prior |
| Air Tech HVAC | HVAC / heat pump | 1 on parcel1 in ½ mi | $12,610 | 0 vs 0 prior |
| California Delta Mechanical | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $1,209 | 0 |
| 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 95820
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 ($3,800/yr) + local voter-approved bond debt ($532/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.
−$11,476/yr
Cash needed: $83,600
NOI: $11,582/yr
P&I: $1,921/mo
For $0/mo net cash flow
At $1,975/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 | $1,817/mo | −$1,183/mo | -17.0% | $3,469/mo | −$1,150/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$956/mo | -13.7% | $3,211/mo | −$811/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,094/mo | −$826/mo | -11.9% | $3,136/mo | −$553/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 - No, 1 layer(s), 19 squares of Composite Class A. CRRC: 0668-0148
No Duct Work Permitted. Change-out Split System to Mini-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%.
Interior remodel
EPC - Interior remodel to be done per plan. Existing Den to be converted into new bed room #3. Part of existing utility room to be converted into new bath room #2. Replace flooring and new paint.
Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required.
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.
3808 38TH ST
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 020-0032-009-0000. 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.
| Bhandal Construction Recent nearby: 3301 12th Ave 100 (Apr 10, 2026) | New single-family home | 13 in ½ mi | $2,075,340 | 18 vs 7 prior |
| Habitat For Humanity Of Greater Sacramento Recent nearby: 3550 40th St (Jun 18, 2024) | New single-family home | 6 in ½ mi | $1,090,012 | 0 vs 13 prior−100% |
| D And S Construction Recent nearby: 0 Unknown (Oct 23, 2026) | New single-family home | 5 in ½ mi | $977,271 | 7 vs 0 prior |
| Solid Construction And Design Recent nearby: 3727 Martin Luther King Jr Blvd (Aug 5, 2024) | Accessory dwelling unit (new or conversion) | 5 in ½ mi | $248,662 | 32 vs 32 prior+0% |
| Good Life Construction Recent nearby: 3403 16th Ave (Jun 6, 2025) | Remodel / interior alteration | 5 in ½ mi | $234,071 | 36 vs 29 prior+24% |
| Jagir Investments Recent nearby: 3750 Reggae Aly (Jul 21, 2022) | Accessory dwelling unit (new or conversion) | 4 in ½ mi | $786,336 | 2 vs 21 prior−90% |
| Nyecon Recent nearby: 3924 Franklin Blvd (Apr 30, 2025) | Commercial tenant improvement | 3 in ½ mi | $852,525 | 8 vs 9 prior−11% |
| 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.