Sacramento 95820 · South Oak Park · APN 022-0094-042-0000 · 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 $562,000 ($495,000–$629,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 8,712 sq ft lot. Local precedent is active with 16 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 (3 total permits, latest Jun 23, 2022).
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.
$562,000
Benchmark range: $495,000 – $629,000
Closest lead: Accessory dwelling unit at 3320 20th Ave (0.4 mi NW, 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 (~$571/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: 17 homes completed, 15 permitted, 2 proposed or in review; 2 demolitions.
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.
252 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 Sep 10, 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 5.1 yr (since Oct 15, 2021), with no new permit record in 5.1 yr. · 1 unit
In "Entitled" for 5.1 yr (since Oct 21, 2021), with no new permit record in 5.1 yr. · 1 unit
In "Entitled" for 5 yr (since Nov 29, 2021), with no new permit record in 5 yr. · 2 units
In "Entitled" for 4.6 yr (since Apr 7, 2022), with no new permit record in 4.6 yr. · 1 unit
Nearby demolition (3401 21st Ave): Status changed from Issued to Finaled
Record RES-2619524 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (3329 25th Ave): First appeared in published agency feed
Record RES-2623709 · 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 repair tied to a housing/code case (5002 Martin Luther King Jr Blvd): Status changed from Issued to Finaled
Record COM-2606473 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (5303 Franklin Blvd): First appeared in published agency feed
Record COM-2621894 · 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 roof replacement (5511 34th St): First appeared in published agency feed
Record COM-2622805 · 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
Nearby ev charger (5303 Franklin Blvd): First appeared in published agency feed
Record COM-2623831 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (5511 34th St): First appeared in published agency feed
Record COM-2622690 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (3517 Fruitridge Rd): Status changed from Issued to Expired Permit
Record SIG-2525123 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2507059 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (3330 21st Ave): Status changed from Issued to Finaled
Record RES-2618362 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (3446 22nd Ave): First appeared in published agency feed
Record RES-2621597 · 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 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 "Entitled" for 5 yr (since Nov 29, 2021), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
In "Entitled" for 5.2 yr (since Sep 10, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 4.6 yr (since Apr 7, 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 5.1 yr (since Oct 12, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 5.1 yr (since Oct 21, 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 |
|---|---|---|---|---|
| Jagir Investments | Accessory dwelling unit (new or conversion) | 2 on parcel2 in ½ mi | $182,626 | 2 vs 21 prior−90% |
| Rpm Development And Engineering Recent nearby: 4590 Martin Luther King Jr Blvd (Jul 20, 2026) | Accessory dwelling unit (new or conversion) | 3 in ½ mi | $824,116 | 17 vs 4 prior |
| Naresh Chandra Recent nearby: 3803 23rd Ave (Jun 26, 2019) |
| 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 ($5,600/yr) + local voter-approved bond debt ($784/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.
−$24,450/yr
Cash needed: $123,200
NOI: $9,530/yr
P&I: $2,832/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 | −$2,264/mo | -22.1% | $4,978/mo | −$2,246/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$2,038/mo | -19.8% | $4,607/mo | −$1,907/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 | −$1,907/mo | -18.6% | $4,500/mo | −$1,648/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 / completed1 unitsMar 11, 2022 – Jul 11, 2023
Finaled / completed1 unitsMar 11, 2022 – Jul 11, 2023
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
New ADU (2 of 2)
EXPEDITED - EPC - ADU 2 of 2 - Construct New 1 Story ADU (2 bed, 1 bath). 1st Floor - 597 SQ FT. Porch - 80 SQ FT. Solar Shares Program Participant 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).
New ADU (1 of 2)
EPC - EXPEDITED - ADU 1 of 2 - Construct New 1 Story ADU (2 bed, 1 bath). 1st Floor - 597 SQ FT. Porch - 80 SQ FT. Solar Shares Program Participant 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).
New ADU (2 of 2)
EXPEDITED - EPC - ADU 2 of 2 - Construct New 1 Story ADU. 1st Floor - 600 SQ FT. Porch - 80 SQ FT. Solar Shares Program Participant 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 | New ADU (1 of 2)(RES-2205395) | ADU · Renter | — | — | 1 (Jul 11, 2023) | — |
| 2023 | New ADU (2 of 2)(RES-2205397) | ADU · Renter | — | — | 1 (Jul 11, 2023) | — |
| 2022 | New ADU (1 of 2)(RES-2205395) | ADU · Renter | — | 1 (Jun 23, 2022) | — | — |
| 2022 | New ADU (2 of 2)(RES-2205397) | ADU · Renter | — | 1 (Jun 23, 2022) | — | — |
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
0.20 acres
Assessor's classification for assessment purposes. This is not zoning.
3802 25TH AVE; 3804 25TH AVE; 3806 25TH 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 022-0094-042-0000. 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 |
| 3 in ½ mi |
| $604,472 |
| 0 vs 0 prior |
| Glad Construction Recent nearby: 3109 29th Ave 2 (May 28, 2025) | Accessory dwelling unit (new or conversion) | 3 in ½ mi | $376,487 | 18 vs 2 prior |
| Envision Contracting Recent nearby: 3331 Fruitridge Rd (Jul 10, 2026) | Commercial tenant improvement | 3 in ½ mi | $131,400 | 2 vs 1 prior |
| Pc Construction Recent nearby: 4610 Franklin Blvd (Apr 2, 2020) | Commercial tenant improvement | 3 in ½ mi | $120,000 | 0 vs 3 prior |
| Tkr Properties Recent nearby: 3511 23rd Ave (Apr 29, 2024) | Accessory dwelling unit (new or conversion) | 3 in ½ mi | $99,052 | 2 vs 3 prior |
| Gw Demolition Recent nearby: 3568 26th Ave (Jul 25, 2022) | Demolition | 3 in ½ mi | $35,700 | 10 vs 17 prior−41% |
| Fulmor Recent nearby: 2981 26th Ave 1 (Apr 25, 2017) | Remodel / interior alteration | 3 in ½ mi | $24,000 | 0 vs 0 prior |
| Sun Valley Construction Recent nearby: 5151 Franklin Blvd (Feb 17, 2021) | Commercial tenant improvement | 2 in ½ mi | $1,191,178 | 0 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) |
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.