Sacramento 95820 · APN 023-0010-030-0000 · 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 $494,000 ($420,000–$568,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 165,092 sq ft lot. Local precedent is active with 3 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 (13 total permits, latest Oct 5, 2026).
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.
$494,000
Benchmark range: $420,000 – $568,000
Remodel / interior alteration (COM-2120089): Issued after 2 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: South East Tahoe Park (0.32 mi W, 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 (~$507/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, 3 proposed or in review; 1 demolition; 1 commercial or mixed-use project.
19 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.
487 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 6.8 yr (since Jan 9, 2020), with no new permit record in 6.8 yr. · 28 units
Permit issued and active for 3.8 yr (first record Feb 8, 2023), with no completion or new permit record in 3.4 yr. · 1 unit · $51,983 declared valuation
In "Entitled" for 2.1 yr (since Sep 24, 2024), with no new permit record in 2.1 yr. · 2 units · $198,362 declared valuation
In "Entitled" for 17 mo (since Jun 26, 2025), with no new permit record in 17 mo. · 1 unit
In "In review" for 7 mo (since Apr 16, 2026), with no new permit record in 7 mo. · $100,000 declared valuation
In "In review" for 7 mo (since Apr 28, 2026), with no new permit record in 7 mo. · 1 unit · $20,000 declared valuation
Nearby new single-family home (4901 Nakamoto St): First appeared in published agency feed
Record RES-2621970 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (67 Manley Ct): First appeared in published agency feed
Record RES-2623345 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (6901 18th Ave): Status changed from Issued to Finaled
Record RES-2612831 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2607523 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (5231 73rd St B): First appeared in published agency feed
Record RES-2623217 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (4961 Lippitt Ln): Status changed from Issued to Finaled
Record RES-2620913 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (4970 Lippitt Ln): First appeared in published agency feed
Record RES-2623176 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (5400 Emerson Rd): Status changed from Issued to Expired Permit
Record RES-2521287 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (5321 Whittier Dr): Status changed from Issued to Finaled
Record RES-2608005 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2620389 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2620389 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2620389 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (4981 76th St): First appeared in published agency feed
Record RES-2623226 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (5221 73rd St A): First appeared in published agency feed
Record RES-2623309 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (6800 Fruitridge Rd): Status changed from Ready-to-Issue to Issued
Record COM-2621386 · 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 6.8 yr (since Jan 9, 2020), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (28 housing units, 3 deed-restricted affordable across 0 permits).
Issued after 2 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Issued after 2 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Issued after 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Issued after 13 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Issued after 5 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Dwayne Nash Industries | Roof replacement | 1 on parcel1 in ½ mi | $92,591 | 0 vs 0 prior |
| Ericsson | Remodel / interior alteration | 1 on parcel1 in ½ mi | $50,000 | 0 vs 2 prior |
| Kcn Communications | Remodel / interior alteration | 1 on parcel1 in ½ mi | $35,000 | 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 ($4,950/yr) + local voter-approved bond debt ($693/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.
−$19,765/yr
Cash needed: $108,900
NOI: $10,271/yr
P&I: $2,503/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 | −$1,874/mo | -20.7% | $4,433/mo | −$1,850/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$1,647/mo | -18.1% | $4,103/mo | −$1,511/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 | −$1,516/mo | -16.7% | $4,008/mo | −$1,253/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 ↗
6950 21ST AVE #2 - ROOF OVERLAY
MIDDLE BUILDING #2; OVERLAY WITH 1 LAYER OF WHITE JM 60 MIL SINGLE PLY ROOFING OVER 1/2" SEPERATORR OVER EXISTING SHINGLE ROOF. REMOVING AND REPLACING GUTTERS AND DOWNSPOUTS, LIKE FOR LIKE. 90 SQUARES. IN-PROGRESS INSPECTION REQUIRED IF 10 SQUARES OR GREATER. CF1R-ALT-05-E ON FILE. CF-6R-ENV-01 REQUIRED AT FINAL INSPECTION. ALL WORK IS SUBJECT TO FIELD INSPECTION.
HVAC C/O
EPC - Like for like change out of heat pump, heat strip, and exhaust ventilation using existing ducting. Installation of new touch screen thermostat.
Cell Tower Modifications
EPC - A modification of an existing Verizon Wireless unmanned telecommunication facility consisting of: Installing two new microwave dishes on new mounts on the existing shelter rooftop.
Verizon facility
EPC - Installing (2) Microwave dishes on mounts on the shelter rooftop
dish cell site
EPC - This is a first time collocation by Dish Wireless on an existing cell tower. This is an 6409 Eligible Facility Request.
Cell Tower Modification
EPC - SR224 Inalliance Cemetary (BU#828132 -APP#479442-SC15224A) Request for Minor Modification to Existing Wireless Facility – Section 6409 Equipment Upgrade • Remove/Replace three (3) Antennas • Add three (3) Radios • Remove/Upgrade Antenna Mounts • Remove six (6) 7/8” Coax Cables • Add one (1) 1-3/8" 6X12 6AWG HCS • Replace/Replace Equipment Cabinet • Remove/Upgrade Cabinet Equipment
Verizon- Wireless Facility UPGRADE
EPC - Remove (1) Tire sector antenna mount;Relocate (6) Panel Antennas; Relocate (3) wireless RRUS-32; Relocate (1) wireless Raycap; INSTALL (3) wireless panel antennas; Install (3) R2B wireless antennas; Install (3) KD1 Panel Antennas; Install (3) RRUS 4449; Install (3) RRUS 8843; Install (2) Raycaps; Install (2) Hybrid Cables; Install (3) 50a rectifiers; Install (1) Triple t- arm mount; Install (3) stiff arms; Install (1) Quad collar mount; Install (4) T arm assemblies
6950 21st Ave - Cell Tower Equipment Addition
Modification of existing Cell Tower facility. Include: Installing 3 new 5g antennas. Relocating 3 existing antennas on new pipe mounts.
sprint cell work
EPC Submittal - Remodel of Commercial Building - Install approximately 21' of (N) 3" conduit with two (2) 1" inner-ducts from (N) MMP to newly install purcell box. Install (N) Purcell Box on (N) H-frame. Install approx 5' of (N) (3) 1.25" conduits and (1) 0.5" flex conduit from (N) Purcell box to (N) NID. Install approximately 5' of (N) (2) 2" conduits (1) power and (1) fiber from the (N) Purcell Box to existing clearwire cabinet. Install approx 5' (N) fiber through (N) 1.25" conduit from NID on (N) h-frame to the Purcell Box then through 2" conduit to the clearwire cabinet. Install (N) uni-struts and vertical pole to create (N) h-frame.
Remodel
Replace 3Antennas, remove (6) TMA's (3) RRU, remove (2) coax and replace, with (2) HCS, add (1) HCS, Remove (6)coax
Sprint Cell Site Modifications
Modification to an existing Sprint Cell Site. Remove existing Antennas, lines and RRUS. Install 1 new cabinet on a new concrete pad. Install new PPC cabinet on H-Frame. Install 3 new panel antennas and 9 new RRUS.
T-MOBILE CELL TOWER MODIFICATION
EXISTING T MOBILE CELL TOWER (MONOPINE) REMODEL TO INCLUDE: REMOVAL OF (3) ANTENNAS - 1 FROM EACH SECTOR AND REPLACEMENT IN KIND. INSTALL 6X12 HYBRID, UPGRADE 80AMP CB TO 100AMP CB
REVISION TO COM-1315623 REMODEL
EXPEDITED - REVISION TO COM-1315623 DETAILS ABOUT STUCCO, REVISE CEILING PLAN @ FIRE WALL.
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
3.79 acres
Assessor's classification for assessment purposes. This is not zoning.
6950 21ST AVE; 6950 21ST AVE # 1 # 1; 6950 21ST AVE # 2 # 2
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 023-0010-030-0000. 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.
| Crown Castle USA | Remodel / interior alteration | 1 on parcel1 in ½ mi | $30,000 | 0 vs 0 prior |
| Summit Comm | Remodel / interior alteration | 1 on parcel1 in ½ mi | $30,000 | 0 vs 0 prior |
| Nuwave International Industries | Remodel / interior alteration | 1 on parcel1 in ½ mi | $25,000 | 0 vs 0 prior |
| Quality Telecom Consultants | Remodel / interior alteration | 1 on parcel1 in ½ mi | $25,000 | 3 vs 9 prior−67% |
| Buckleys Heat And Air | HVAC / heat pump | 1 on parcel1 in ½ mi | $21,721 | 0 vs 0 prior |
| Slc | Remodel / interior alteration | 1 on parcel1 in ½ mi | $20,000 | 0 vs 0 prior |
| Walker Cellular | Remodel / interior alteration | 1 on parcel1 in ½ mi | $15,000 | 0 vs 1 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 alterationOn this parcel | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvementOn this parcel | 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.