Sacramento 95822 · Freeport Manor · APN 035-0064-016-0000 · 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 $422,000 ($371,000–$473,000).
Zoned R-1-EA-4 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 4,792 sq ft lot. Local precedent is active with 2 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 (1 total permit, latest Jan 24, 2019).
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.
$422,000
Benchmark range: $371,000 – $473,000
Closest lead: Accessory dwelling unit at 1414 Sterling St (0.32 mi N, 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 (~$438/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: 5 homes completed, 4 permitted.
10 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.
388 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 7.3 yr (since Jul 12, 2019), with no new permit record in 7.3 yr. · 1 unit
Permit issued and active for 2.1 yr (first record Oct 22, 2024), with no completion or new permit record in 19 mo. · 1 unit · $75,000 declared valuation
Nearby plumbing / water heater / sewer (1301 47th Ave): First appeared in published agency feed
Record RES-2622290 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (1311 47th Ave): Status changed from Issued to Withdrawn
Record RES-2610282 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (1330 42nd Ave): Parcel number changed from 02404210080000 to 02404220040000
Record RES-2606305 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (1330 42nd Ave): Address changed from 1331 42ND AVE to 1330 42ND AVE
Record RES-2606305 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2512365 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (5980 Holstein Way): First appeared in published agency feed
Record RES-2623284 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (6101 Fordham Way): First appeared in published agency feed
Record RES-2621952 · 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 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
Nearby general repair (1473 Kitchner Rd): Description text was updated
Record RES-2620680 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (6120 13th St): First appeared in published agency feed
Record RES-2623884 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (6443 Chetwood Way): First appeared in published agency feed
Record RES-2622219 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (6111 Fordham Way): First appeared in published agency feed
Record RES-2622733 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (6033 Annrud Way): Status changed from Issued to Finaled
Record RES-2613794 · 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 17 mo (first record Jun 13, 2025) with no new permit activity recorded in 15 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
In "Entitled" for 7.3 yr (since Jul 12, 2019), 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 22 mo (first record Jan 13, 2025) with no new permit activity recorded in 20 mo.
Active in "Issued" for 2.1 yr (first record Oct 22, 2024) with no new permit activity recorded in 19 mo.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 554 parcels
−37.5% YoY
City baseline: 30.4 / 1k
13 in trailing 24m
Includes 6 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Kaylar Construction | Remodel / interior alteration | 1 on parcel2 in ½ mi | $85,000 | 1 vs 5 prior |
| D And J Kitchens And Baths Recent nearby: 1213 42nd Ave (Feb 4, 2026) | Remodel / interior alteration | 7 in ½ mi | $520,500 | 29 vs 34 prior−15% |
| Premier Pools Sacramento Recent nearby: 6140 Holstein Way (Jun 16, 2026) |
| 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 ($4,200/yr) + local voter-approved bond debt ($588/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.
−$13,198/yr
Cash needed: $92,400
NOI: $12,287/yr
P&I: $2,124/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 | −$1,341/mo | -17.4% | $3,804/mo | −$1,306/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | −$1,100/mo | -14.3% | $3,521/mo | −$946/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 | −$961/mo | -12.5% | $3,439/mo | −$672/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 ↗
Non-Structural Remodel
Non-Structural interior/exterior remodel; Remodel in kitchen to include C/O cabinets/countertops, plumbing fixtures, replace/relocate electrical fixtures, electrical re-wire and new appliances. Hall bath remodel to include C/O vanity, cabinets, plumbing fixtures, shower, valves, tile enclosure, replace electrical and add additional lighting, replace exhaust fan and electrical re-wire. add can lights in living room and hallway. Replace 8 windows and 1 patio sliding door like for like size and location aluminum to vinyl. Replace all interior doors, flooring paint and finish. Re-stucco whole house. Tear off, install 15 squares of 30 yr. laminated dimensional composition roofing material CRRC 0850-0060. In-progress inspection required if 10 sq. or greater. CF-6R-ENV-01 required at final inspection. CF-1R-ALT on file. The new unit shall be screened from street views by the building with no portion of the new unit being visible from any street views. Install new ductwork 45-50' R-8, AFUE 80%, SEER 14. CF-1R-ALT-HVAC on file. Replace gas water heater located inside garage like for like 40 gal. 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.
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
0.11 acres
Assessor's classification for assessment purposes. This is not zoning.
1405 STODDARD ST
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 035-0064-016-0000. 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.
| Pool / spa |
| 6 in ½ mi |
| $484,512 |
| 102 vs 121 prior−16% |
| Premier Pools Recent nearby: 5831 Holstein Way (Jan 14, 2022) | Pool / spa | 5 in ½ mi | $380,176 | 0 vs 0 prior |
| Connected Technology Recent nearby: 6140 Colgate Ct (Nov 26, 2025) | Remodel / interior alteration | 5 in ½ mi | $9,774 | 117 vs 248 prior−53% |
| Benning Construction Recent nearby: 1231 42nd Ave (Sep 28, 2026) | Remodel / interior alteration | 4 in ½ mi | $330,000 | 3 vs 6 prior |
| Sac Pool Pros Service Recent nearby: 19 Park Brook Ct (May 15, 2024) | Pool / spa | 4 in ½ mi | $264,000 | 13 vs 30 prior−57% |
| Gvd Renovations Recent nearby: 1405 43rd Ave (Feb 18, 2025) | Remodel / interior alteration | 4 in ½ mi | $220,702 | 19 vs 25 prior−24% |
| Burketts Pool Plastering Recent nearby: 1240 43rd Ave (Jun 13, 2024) | Pool / spa | 4 in ½ mi | $171,183 | 6 vs 13 prior−54% |
| Kitchen Mart Recent nearby: 1280 40th Ave (Sep 21, 2022) | Remodel / interior alteration | 4 in ½ mi | $153,394 | 62 vs 72 prior−14% |
| 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) |
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.