Sacramento 95822 · South Land Park · APN 025-0021-012-0000 · City of Sacramento
Zoned R-1-EA-4 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $521,000 ($458,000–$584,000).
Zoned R-1-EA-4 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 5,800 sq ft lot. Local precedent is active with 5 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 (2 total permits, latest May 23, 2024).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
226 substantial renovation & housing permits over 24 months (42.3 per 1,000 parcels vs. 30.4 citywide baseline) (#28 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (South Land Park)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$521,000
Benchmark range: $458,000 – $584,000
about 39% 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)
Closest lead: Lanai Garden Apartments (0.41 mi E, 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 (~$532/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: 7 homes completed, 3 permitted, 2 proposed or in review.
11 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.
524 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 7.7 yr (since Mar 6, 2019), with no new permit record in 7.7 yr. · 22 units
Permit issued and active for 9.9 yr (first record Dec 2, 2016), with no completion or new permit record in 6.9 yr. · $600,000 declared valuation
Permit issued and active for 10.7 yr (first record Feb 17, 2016), with no completion or new permit record in 4.8 yr. · 1 unit · $310,833 declared valuation
Permit issued and active for 6.2 yr (first record Sep 1, 2020), with no completion or new permit record in 4.8 yr. · 1 unit · $310,883 declared valuation
Permit issued and active for 6.2 yr (first record Sep 3, 2020), with no completion or new permit record in 4.8 yr. · 1 unit · $303,150 declared valuation
In "Entitled" for 2.4 yr (since Jun 14, 2024), with no new permit record in 2.4 yr. · 1 unit · $268,000 declared valuation
Nearby hvac / heat pump (1360 Grant Ln): First appeared in published agency feed
Record RES-2623044 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2619625 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (5800 13th St): First appeared in published agency feed
Record RES-2621554 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (1520 Fruitridge Rd): Status changed from Issued to Finaled
Record RES-2621384 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby pool / spa (1481 Campbell Ln): Status changed from Issued to Finaled
Record RES-2521316 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (5860 Annrud Way): First appeared in published agency feed
Record RES-2623633 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (5708 Monterey Way): Status changed from Issued to Finaled
Record RES-2619382 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (1440 Campbell Ln): First appeared in published agency feed
Record RES-2622509 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (1430 Campbell Ln): Status changed from Issued to Finaled
Record RES-2616036 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (1299 Kennady Ln): First appeared in published agency feed
Record RES-2623594 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (5770 Freeport Blvd): Status changed from Plan Check Target to Issued
Record COM-2613470 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (5770 Freeport Blvd): Issued date changed from (blank) to 2026-10-08
Record COM-2613470 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (5770 Freeport Blvd): Description text was updated
Record COM-2613470 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (1473 Kitchner Rd): Status changed from Plan Check Target to Issued
Record RES-2620680 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (1473 Kitchner Rd): Issued date changed from (blank) to 2026-10-08
Record RES-2620680 · 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 7.7 yr (since Mar 6, 2019), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (22 housing units across 0 permits).
Active in "Issued" for 20 mo (first record Mar 17, 2025) with no new permit activity recorded in 14 mo. High-impact scale (1 housing unit, $1,170,000 declared valuation across 2 permits).
In "Entitled" for 2.4 yr (since Jun 14, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "In review" for 6 mo (since May 4, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Active in "Issued" for 9.9 yr (first record Dec 2, 2016) with no new permit activity recorded in 6.9 yr.
Active in "Issued" for 17 mo (first record Jun 13, 2025) with no new permit activity recorded in 15 mo.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 5,346 parcels
−11.7% YoY
City baseline: 30.4 / 1k
226 in trailing 24m
Includes 17 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Abellas General Construction And Roofing | Roof replacement | 1 on parcel1 in ½ mi | $10,320 | 0 vs 0 prior |
| Premier Pools Recent nearby: 5831 Holstein Way (Jan 14, 2022) | Pool / spa | 9 in ½ mi | $513,137 | 0 vs 0 prior |
| Daniel Colson General Contracting Recent nearby: 5040 Del Rio Rd (Sep 17, 2021) | Remodel / interior alteration |
| 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 95822
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 ($5,200/yr) + local voter-approved bond debt ($728/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.
−$20,406/yr
Cash needed: $114,400
NOI: $11,147/yr
P&I: $2,629/mo
For $0/mo net cash flow
At $2,100/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 | $1,932/mo | −$1,942/mo | -20.4% | $4,643/mo | −$1,915/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | −$1,701/mo | -17.8% | $4,297/mo | −$1,554/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,226/mo | −$1,562/mo | -16.4% | $4,197/mo | −$1,280/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 - Yes, 1 layer(s), 24 squares of 30yr Laminated Dimensional Composition. CRRC: 0668-0129
house remodel
EXPEDITED - complete kitchen remodel, 2 complete bathroom remodels, replacing existing exhaust fans, remove load bearing wall and replace with structural beam and footing. complete house rewire, complete house hot & cold line, drain lines, gas lines. converting existing ground mount package unit to split system, c/o existing water heater with new tankless gas water heater, c/o 2 windows, 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).” (this scope of work includes new 200 amp electrical panel, raising the hallway ceiling to match existing in the hallway, and replacing the attic and wall insulation. DC 12/12/17)
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.
5632 GILGUNN WAY
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 15, 2026 · Retrieved Nov 15, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 025-0021-012-0000. 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.
| 8 in ½ mi |
| $272,500 |
| 0 vs 0 prior |
| Kitchen Mart Recent nearby: 1424 Arvilla Dr (Dec 10, 2024) | Remodel / interior alteration | 7 in ½ mi | $367,349 | 62 vs 72 prior−14% |
| Americas Advantage Remodeling Recent nearby: 1321 Normandy Ln (Feb 11, 2026) | Remodel / interior alteration | 7 in ½ mi | $297,235 | 26 vs 19 prior+37% |
| Connected Technology Recent nearby: 5441 Pleasant Dr (Mar 30, 2026) | Remodel / interior alteration | 7 in ½ mi | $17,222 | 117 vs 248 prior−53% |
| Premier Pools Sacramento Recent nearby: 5616 El Arado Way (Jan 30, 2025) | Pool / spa | 6 in ½ mi | $474,513 | 102 vs 121 prior−16% |
| D And J Kitchens And Baths Recent nearby: 1279 Kennady Ln (Feb 12, 2026) | Remodel / interior alteration | 5 in ½ mi | $277,500 | 29 vs 34 prior−15% |
| Cd3 Recent nearby: 5021 Del Rio Rd (Jan 25, 2022) | New single-family home | 4 in ½ mi | $1,277,648 | 0 vs 0 prior |
| Abrahams Construction Recent nearby: 1410 27th Ave (Jul 29, 2022) | Accessory dwelling unit (new or conversion) | 4 in ½ mi | $370,650 | 14 vs 18 prior−22% |
| 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.