Sacramento 95820 · South Oak Park · APN 020-0144-022-0000 · 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 $372,000 ($327,000–$417,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 5,663 sq ft lot. Local precedent is active with 2 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
On-parcel permit history is indexed through Sep 9, 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: 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.
$372,000
Benchmark range: $327,000 – $417,000
Fire alarm / sprinkler (RES-2523677): Issued after 2 mo (3.6× the 14d median) — above the 75th percentile for fire alarm / sprinkler permits in City of Sacramento (median 14d, 75th pct 29d, n=2,312).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: New duplex at 3821 35th St (0.47 mi NW, 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 (~$391/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: 10 homes completed, 14 permitted, 7 proposed or in review (1 of them deed-restricted affordable); 2 demolitions; 1 commercial or mixed-use project.
28 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.
352 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 5.1 yr (since Oct 12, 2021), with no new permit record in 5.1 yr. · 1 unit
In "Entitled" for 4.9 yr (since Dec 28, 2021), with no new permit record in 4.9 yr. · 1 unit
In "Entitled" for 4.9 yr (since Dec 28, 2021), with no new permit record in 4.9 yr. · 1 unit
In "Entitled" for 4.6 yr (since Apr 7, 2022), with no new permit record in 4.6 yr. · 1 unit
In "Entitled" for 4.5 yr (since May 13, 2022), with no new permit record in 4.5 yr. · 1 unit
Permit issued and active for 4.2 yr (first record Aug 15, 2022), with no completion or new permit record in 3.9 yr. · 1 unit · $165,000 declared valuation
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 roof replacement (3602 16th Ave): Status changed from Issued to Finaled
Record RES-2620561 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (3349 Santa Cruz Way): Status changed from Issued to Finaled
Record RES-2620695 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (3334 40th St): Status changed from Issued to Finaled
Record RES-2621014 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (3800 38th St): Status changed from Issued to Finaled
Record RES-2608510 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (4220 36th St): Status changed from Issued to Finaled
Record RES-2614904 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (3891 12th Ave): First appeared in published agency feed
Record RES-2623346 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2618675 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2618675 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby new single-family home (0 Unknown): First appeared in published agency feed
Record RES-2623835 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (4101 12th Ave): First appeared in published agency feed
Record RES-2623252 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (3339 San Carlos Way): Status changed from Issued to Finaled
Record RES-2615636 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (3800 22nd Ave): First appeared in published agency feed
Record RES-2621658 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (3748 18th Ave): Status changed from Issued to Finaled
Record RES-2618545 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (3489 38th St): First appeared in published agency feed
Record RES-2623235 · 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 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.
In "Entitled" for 4.9 yr (since Dec 10, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Issued after 2 mo (3.6× the 14d median) — above the 75th percentile for fire alarm / sprinkler permits in City of Sacramento (median 14d, 75th pct 29d, n=2,312).
In "Entitled" for 2.9 yr (since Jan 5, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 4.5 yr (since May 13, 2022), 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 28, 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 1,487 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 |
|---|---|---|---|---|
| Proverbs Construction | Remodel / interior alteration | 2 on parcel4 in ½ mi | $118,500 | 4 vs 15 prior−73% |
| Good Life Construction Recent nearby: 3427 40th St (Feb 12, 2025) | Remodel / interior alteration | 5 in ½ mi | $346,788 | 36 vs 29 prior+24% |
| D And S Construction Recent nearby: (Oct 23, 2026) |
| 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 ($3,700/yr) + local voter-approved bond debt ($518/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.
−$10,755/yr
Cash needed: $81,400
NOI: $11,696/yr
P&I: $1,871/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 | −$1,123/mo | -16.6% | $3,385/mo | −$1,089/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$896/mo | -13.2% | $3,133/mo | −$751/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 | −$766/mo | -11.3% | $3,060/mo | −$492/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), 16 squares of 30yr Laminated Dimensional Composition. CRRC: 1018-0022
HSG # 25-036508 | 3972 17TH AVE
HSG # 25-036508. Rewire house, change and update outlets, switches and equipment.
HSG Case #25-036508
EPC - HSG Case #25-036508: Full kitchen Remodel (Cabinets, Counter tops with new plumbing fixtures. Full Remodel of existing bathroom (New Tub/ Shower, Vanity). Reframe second bedroom to include full second bathroom. Frame in and remove patio door to match existing siding New flooring, paint, drywall trim as needed, canned light and electrical equipment. HVAC Mini Split system(Provide H.E.R.S Report) Hard wire Smoke Detectors, Carbon Monoxide Detector.
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
0.13 acres
Assessor's classification for assessment purposes. This is not zoning.
3972 17TH AVE
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 020-0144-022-0000. 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.
| New single-family home |
| 4 in ½ mi |
| $814,389 |
| 7 vs 0 prior |
| Habitat For Humanity Of Greater Sacramento Recent nearby: 3550 40th St (Jun 18, 2024) | New single-family home | 4 in ½ mi | $660,186 | 0 vs 13 prior−100% |
| Logans Labor Recent nearby: 4027 12th Ave (May 14, 2020) | Accessory dwelling unit (new or conversion) | 3 in ½ mi | $427,333 | 0 vs 0 prior |
| Anchored Tiny Homes Merged: Anchored Tiny Homes · ANCHORED TINY HOMES INCORPORATED Recent nearby: 3708 40th St (May 15, 2023) | Accessory dwelling unit (new or conversion) | 3 in ½ mi | $391,335 | 1 vs 52 prior−98% |
| The Micah Recent nearby: 3821 15th Ave 2 (Sep 24, 2025) | Accessory dwelling unit (new or conversion) | 3 in ½ mi | $225,000 | 4 vs 2 prior |
| Naresh Chandra Recent nearby: 3803 23rd Ave (Jun 26, 2019) | New single-family home | 2 in ½ mi | $366,703 | 0 vs 0 prior |
| Stephenson And Hail General Building Contractors Recent nearby: 4541 12th Ave (Aug 12, 2016) | New single-family home | 2 in ½ mi | $357,378 | 0 vs 1 prior |
| Gro Construction Recent nearby: 3819 21st Ave (Mar 4, 2025) | New single-family home | 2 in ½ mi | $270,387 | 3 vs 0 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 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.