Sacramento 95824 · South City Farms · APN 025-0083-023-0000 · 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 $544,000 ($479,000–$609,000).
Zoned R-1-EA-4 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 9,408 sq ft lot. Local precedent is active with 11 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 (5 total permits, latest Jan 9, 2024).
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.
$544,000
Benchmark range: $479,000 – $609,000
New single-family home (RES-2222277): Issued after 9 mo (5.8× the 45d median) — slower than 90% of new single-family home permits in City of Sacramento (median 45d, 90th pct 184d, n=3,657).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: New home at 3172 38th Ave (0.48 mi SE, 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 (~$554/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, 11 permitted, 9 proposed or in review; 2 demolitions; 2 commercial or mixed-use projects.
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.
409 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.
Permit issued and active for 7 yr (first record Nov 19, 2019), with no completion or new permit record in 6.7 yr. · 1 unit · $248,629 declared valuation
In "Entitled" for 5.6 yr (since Mar 26, 2021), with no new permit record in 5.6 yr. · 1 unit
In "Entitled" for 4.9 yr (since Dec 20, 2021), with no new permit record in 4.9 yr. · 1 unit
In "Entitled" for 4.3 yr (since Aug 12, 2022), with no new permit record in 4.3 yr. · 1 unit
In "Entitled" for 4 yr (since Nov 7, 2022), with no new permit record in 3.9 yr. · 1 unit · $328,712 declared valuation
In "Entitled" for 4 yr (since Nov 7, 2022), with no new permit record in 3.9 yr. · 1 unit · $328,712 declared valuation
Nearby permit (51257c953ab9f49bbe59247c01b07f1af9a0626f): 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 addition (adds square footage) (2524 38th Ave): Declared valuation changed from 85000 to 58266
Record RES-2606310 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (2524 38th Ave): Habitable sq ft changed from 17 to 157
Record RES-2606310 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (5401 24th St): Status changed from Issued to Expired Permit
Record COM-2512527 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (5180 28th St): First appeared in published agency feed
Record RES-2622351 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (3094 34th Ave): First appeared in published agency feed
Record RES-2621877 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2615135 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2615135 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2615135 · 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 plumbing / water heater / sewer (2991 36th Ave): Status changed from Issued to Finaled
Record RES-2620988 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (2470 28th Ave): Status changed from Plan Check Target to Plan Check Wait
Record COM-2618617 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2422465 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2415 33rd Ave): First appeared in published agency feed
Record RES-2623219 · 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
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 2.8 yr (since Feb 9, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
In "In review" for 17 mo (since Jun 2, 2025), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($17,000,000 declared valuation across 3 permits).
Active in "Issued" for 2.1 yr (first record Oct 11, 2024) with no new permit activity recorded in 15 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
Issued after 9 mo (5.8× the 45d median) — slower than 90% of new single-family home permits in City of Sacramento (median 45d, 90th pct 184d, n=3,657).
In "In review" for 4 mo (since Jul 16, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). valuation changed to "257435.4" in snapshot Nov 1, 2026.
In "Entitled" for 4.9 yr (since Dec 20, 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 495 parcels
Small prior baseline
City baseline: 30.4 / 1k
12 in trailing 24m
Includes 6 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Jagir Investments | Accessory dwelling unit (new or conversion) | 5 on parcel5 in ½ mi | $486,620 | 2 vs 21 prior−90% |
| Z Century Construction Recent nearby: 3220 35th Ave (Oct 26, 2017) | Remodel / interior alteration | 6 in ½ mi | $33,000 | 0 vs 0 prior |
| Ruan Construction Recent nearby: 2580 26th Ave (Dec 15, 2022) |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family homeOn this parcel | 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) |
HUD Small Area Fair Market Rent · ZIP 95824
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 ($5,450/yr) + local voter-approved bond debt ($763/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.
−$24,994/yr
Cash needed: $119,900
NOI: $8,075/yr
P&I: $2,756/mo
For $0/mo net cash flow
At $1,800/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 | $1,656/mo | −$2,290/mo | -22.9% | $4,852/mo | −$2,277/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,800/mo | −$2,083/mo | -20.8% | $4,491/mo | −$1,968/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $1,908/mo | −$1,964/mo | -19.7% | $4,387/mo | −$1,733/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 unitsSep 6, 2022 – Jan 9, 2024
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
ADU, Detached, 2 Bedroom
EPC - EXPEDITED - CONSTRUCTION OF A DETACHED ADU OF 574 SQ.FT. WITH TWO BEDROOMS AND ONE BATHROOM, W/SMUD SOLAR SHARES. New detached ADU WITH FIRE SPRINKLERS. Replacement permit for RES-2222279 due to exceeding the limitations of reconstruction. Confirmed with building inspector Jamar Budd demolished to grade. Wrecking permit will be required. Water conserving fixtures are required to be installed throughout this structure per SB 407 (Note: Residences built after January 1, 1994 are exempt). Carbon monoxide & Smoke alarms required. Reference 2022 CRC sections R315 & R314. All work must conform to the California 2022 Codes. ALL WORK SUBJECT TO FIELD INSPECTION.
2845 32nd Ave - DEMO
DEMOLITION OF THE EXISTING 340 SQ FT STRUCTURE. (This permit refers to the prior approved RES-2222279. The existing 340 sqft structure that was planned on remaining was now required to be demolished and rebuilt as per inspection)
ADU-B (Shared Plans - 3)
EPC - Construction of a New 600 SQ FT ADU. SMUD Neighborhood Solar Shares Program Participant. Shared plans reviewed under RES-2222277 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).
ADU - A (Shared Plans - 3)
EPC - Existing 666 SQ FT Residence to be converted to ADU. Demolish: 319 SQ FT from existing. Addition of 253 SQ FT to create new 600 SQ FT ADU. Addition: $10,000.00 | Remodel: $15,000.00 Shared plans reviewed under res-2222277. 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 PERMIT WAS REPLACED WITH RES-2321073.
NSFD (Shared Plans - 3)
EPC - New 2 Story Single Family Residence -- Shared plans RES-2222279 & RES-2222281 reviewed under RES-2222277 1st Floor - 580 SQ FT, 2nd Floor - 742 SQ FT, Garage - 251 SQ FT, Patio Cover - 17 SQ FT. Total 1590 SQ FT. SMUD Neighborhood 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 |
|---|---|---|---|---|---|---|
| 2024 | NSFD (Shared Plans - 3)(RES-2222277) | SFD · Owner | — | 1 (Jul 7, 2023) | 1 (Mar 1, 2024) | — |
| 2024 | ADU-B (Shared Plans - 3)(RES-2222281) | ADU · Renter | — | 1 (Jul 7, 2023) | 1 (Mar 1, 2024) | — |
| 2024 | ADU, Detached, 2 Bedroom(RES-2321073) | ADU · Renter | — | 1 (Jan 9, 2024) | 1 (Mar 1, 2024) | — |
| 2023 | NSFD (Shared Plans - 3)(RES-2222277) | SFD · Owner | — | 1 (Jul 7, 2023) | — | — |
| 2023 | ADU-B (Shared Plans - 3)(RES-2222281) | ADU · Renter | — | 1 (Jul 7, 2023) | — | — |
| 2022 | 2845 32nd Ave(IR22-304) | ADU · Renter | 1 (Sep 6, 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
0.22 acres
Assessor's classification for assessment purposes. This is not zoning.
2845 32ND AVE; 2847 32ND AVE; 2849 32ND 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 025-0083-023-0000. 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.
| Accessory dwelling unit (new or conversion) |
| 4 in ½ mi |
| $1,124,307 |
| 5 vs 5 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 |
| Aj Builders Recent nearby: 2945 35th Ave (Oct 24, 2019) | New single-family home | 3 in ½ mi | $122,001 | 1 vs 3 prior |
| Kitchen Mart Recent nearby: 2334 Knight Way (Jan 26, 2026) | Remodel / interior alteration | 3 in ½ mi | $109,110 | 62 vs 72 prior−14% |
| Halls Window Center Recent nearby: 2425 38th Ave (Jun 24, 2024) | Remodel / interior alteration | 3 in ½ mi | $47,029 | 26 vs 89 prior−71% |
| P And P Building Wrecking Recent nearby: 2571 Fruitridge Rd (Sep 27, 2024) | Demolition | 3 in ½ mi | $30,990 | 13 vs 3 prior |
| Fulmor Recent nearby: 2981 26th Ave 1 (Apr 25, 2017) | Remodel / interior alteration | 3 in ½ mi | $24,000 | 0 vs 0 prior |
| Accessory dwelling unit (new or conversion)On this parcel | 1,693 | 57d | 97d | 172d | 284d | 97d(vs 103d prior) |
| DemolitionOn this parcel | 705 | 0d | 1d | 7d | 35d | 2d |
| 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.