Sacramento 95820 · Colonial Heights · APN 021-0213-057-0000 · 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 $525,000 ($462,000–$588,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 6,999 sq ft lot. Local precedent is active with 17 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 Aug 17, 2023, 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.
$525,000
Benchmark range: $462,000 – $588,000
Closest lead: Accessory dwelling unit at 5736 19th Ave (0.11 mi E, issued). 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 (~$536/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: 24 homes completed, 8 permitted, 1 proposed or in review (26 of them deed-restricted affordable); 1 demolition; 1 commercial or mixed-use project.
31 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.
609 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 5.1 yr (since Oct 12, 2021), with no new permit record in 5.1 yr. · 1 unit
In "Entitled" for 4.9 yr (since Dec 3, 2021), with no new permit record in 4.9 yr. · 1 unit
In "Entitled" for 4.9 yr (since Dec 21, 2021), with no new permit record in 4.9 yr. · 2 units
Permit issued and active for 4.9 yr (first record Dec 27, 2021), with no completion or new permit record in 4.6 yr. · 1 unit · $117,951 declared valuation
Permit issued and active for 5.2 yr (first record Aug 30, 2021), with no completion or new permit record in 4.4 yr. · 1 unit · $140,850 declared valuation
Nearby permit (a6e4bfdc1489b336a5697e4869e708a4d972d843): 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 (2210f1db21cbd0547d9fde9e3b69e401daa19f5c): 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 (f87261a55b76aec111718505e4e191b24a0fd953): 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 (1d7dc41339d58b94e27f3b27e3d779fac955b1b8): 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 (888a4b00db4eb7748889e5d0a5b67798ee0909b7): 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 (2c50b4a6197890064d720511ff4c1a5e4b4745a6): 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 (f9cac25baa6f11357f6f8ca8c74c730b2fa407c4): 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 (c359e272edcb5bbdf5f67277d056e8fc88625d0c): 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 (f7fd095e4345cf3078bb761cf8df5159b964eb6f): 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 (f64aedc0cf9ad23731e7e20a4ca03ab28b1ab361): 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 (8110713be617a1b9e8545238fce72abb9b366fc6): 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 (7cb4fe1ce7ee6d99677f140d1d4cfa32c04360c7): 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 (7a85816b294be1624b5bf2a27be011df79a1ff53): 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 (a8cfd1c1af1034d6ec9cc99df1e2722788f44d6e): 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 (e6d261363d04e63791c55077ff04529a896b6b50): First appeared in published agency feed
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 →Active in "Issued" for 2.4 yr (first record Jun 7, 2024) with no new permit activity recorded in 12 mo. work_desc changed to "EPC - Shelf Ready ADU with commercial meter setup, 2 bed, 1 bath 747 sq ft 44 sq ft porch, 9 sq ft utility closet, and PV Solar. 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). “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.” revision RES-2623879 revised PV sheets PV-1.0 to PV-6.0 and spec sheets; see change letter." in snapshot Nov 1, 2026.
Active in "Issued" for 2.6 yr (first record Apr 23, 2024) with no new permit activity recorded in 2.3 yr. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
In "Entitled" for 4.2 yr (since Aug 31, 2022), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
Active in "Issued" for 9 yr (first record Nov 13, 2017) with no new permit activity recorded in 7 mo. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
In "Entitled" for 2.1 yr (since Oct 8, 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 3.9 yr (since Dec 20, 2022), 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 790 parcels
Small prior baseline
City baseline: 30.4 / 1k
15 in trailing 24m
Includes 16 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Nicholson Construction | New duplex / half-plex | 1 on parcel1 in ½ mi | $349,434 | 0 vs 0 prior |
| Anton Building Recent nearby: 5327 Prickly Pear Ave (Jun 17, 2022) | New multifamily / condos / mixed-use | 25 in ½ mi | $37,500,000 | 0 vs 0 prior |
| Lg General Contractors Recent nearby: 4029 55th St (May 8, 2026) | Demolition |
| 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-plexOn this parcel | 115 | 82d | 184d | 416d | 575d | 144d(vs 361d prior) |
| New multifamily / condos / mixed-use | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
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 ($5,250/yr) + local voter-approved bond debt ($735/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.
−$21,927/yr
Cash needed: $115,500
NOI: $9,929/yr
P&I: $2,655/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 | −$2,054/mo | -21.3% | $4,684/mo | −$2,033/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$1,827/mo | -19.0% | $4,336/mo | −$1,694/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 | −$1,697/mo | -17.6% | $4,235/mo | −$1,435/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 ↗
Finaled / completed2 unitsApr 6, 2023 – Aug 17, 2023
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
duplex
EPC - Duplex 1802.5 Sq ft total. Garages 643 sq ft. Porches 210 sq ft Unit 1 -4341 Dog Alley- 840 sq ft. garage 321.5, porch 105 Unit 2- 4345 Dog Alley- 962.5 sq ft. garage 321.5, porch 105 Solar 2.31kWh for each Unit 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).”
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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2023 | duplex(RES-2306775) | 2 to 4 · Renter | — | 2 (Aug 17, 2023) | — | — |
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.
4341 DOG ALY; 4345 DOG ALY
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 021-0213-057-0000. 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.
| $568,854 |
| 3 vs 2 prior |
| Home Depot USA Recent nearby: 5206 15th Ave (Jul 3, 2024) | Remodel / interior alteration | 5 in ½ mi | $35,412 | 18 vs 95 prior−81% |
| Rg Snyder Group Recent nearby: 5050 Stockton Blvd (Feb 22, 2021) | Commercial tenant improvement | 4 in ½ mi | $2,295,000 | 0 vs 0 prior |
| Caldwell Construction Merged: CALDWELL CONSTRUCTION · CALDWELL CONSTRUCTION INC Recent nearby: 5965 19th Ave (Oct 17, 2023) | New garage / accessory structure | 4 in ½ mi | $224,539 | 20 vs 17 prior+18% |
| Blackbird Homes Recent nearby: 5807 13th Ave (May 15, 2025) | Remodel / interior alteration | 4 in ½ mi | $161,000 | 9 vs 2 prior |
| Southgate Glass And Screen Recent nearby: 4927 Cabrillo Way (Apr 24, 2024) | Remodel / interior alteration | 4 in ½ mi | $23,429 | 30 vs 112 prior−73% |
| Serrano Construction Recent nearby: 4927 15th Ave (Oct 9, 2024) | Addition (adds square footage) | 3 in ½ mi | $771,365 | 1 vs 4 prior |
| A Construction Pro Recent nearby: 4123 52nd St (Oct 28, 2025) | Accessory dwelling unit (new or conversion) | 3 in ½ mi | $702,038 | 29 vs 28 prior+4% |
| Accessory dwelling unit (new or conversion) | 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) |
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.