Sacramento 95822 · Airport · APN 035-0133-002-0000 · 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 $440,000 ($387,000–$493,000).
Zoned R-1-EA-4 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 7,841 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Oct 29, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
10 substantial renovation & housing permits over 24 months (48.1 per 1,000 parcels vs. 30.4 citywide baseline) (#91 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Airport)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$440,000
Benchmark range: $387,000 – $493,000
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)
Closest lead: Accessory dwelling unit at 2610 45th Ave (0.48 mi SE, 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 (~$456/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, 6 permitted, 5 proposed or in review; 1 commercial or mixed-use project.
12 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.
260 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.
No ADU or new-home permits recorded within ¼ mile in this window.
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 "Fee estimate" for 9.6 yr (since Mar 21, 2017), with no new permit record in 9.6 yr. · 1 unit · $185,000 declared valuation
In "Entitled" for 7.8 yr (since Jan 24, 2019), with no new permit record in 7.7 yr. · 1 unit · $180,511 declared valuation
In "Entitled" for 5.7 yr (since Mar 5, 2021), with no new permit record in 5.7 yr. · 1 unit
In "Entitled" for 5 yr (since Nov 18, 2021), with no new permit record in 5 yr. · 2 units
In "Entitled" for 4.4 yr (since Jun 27, 2022), with no new permit record in 3.5 yr. · 1 unit · $70,450 declared valuation
Permit issued and active for 2.1 yr (first record Oct 15, 2024), with no completion or new permit record in 19 mo. · 2 units · $203,604 declared valuation
Nearby plumbing / water heater / sewer (2138 47th Ave): Status changed from Issued to Finaled
Record RES-2615253 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2409 Fernandez Dr): First appeared in published agency feed
Record RES-2622831 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2412 38th Ave): First appeared in published agency feed
Record RES-2622953 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (5730 24th St 1): First appeared in published agency feed
Record COM-2621905 · 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): Status changed from Plan Check Wait to Plan Check Target
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): 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 roof replacement (5665 Nolder Way): First appeared in published agency feed
Record RES-2623233 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (2117 47th Ave): First appeared in published agency feed
Record RES-2622694 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (2358 Cork Cir): First appeared in published agency feed
Record RES-2622346 · 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 remodel / interior alteration (5664 Johns Dr): Status changed from Issued to Finaled
Record RES-2612697 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (5730 24th St 7): Status changed from Issued to Expired Permit
Record COM-2510043 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2425 Edna St): First appeared in published agency feed
Record RES-2621755 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (6449 Romack Cir): First appeared in published agency feed
Record RES-2623852 · 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 19 mo (first record Apr 22, 2025) with no new permit activity recorded in 15 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
Active in "Issued" for 17 mo (first record Jun 12, 2025) with no new permit activity recorded in 14 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
High-impact scale (27 housing units, $950,353 declared valuation across 1 permit). issued_date changed to "2026-10-15" in snapshot Nov 1, 2026.
In "Entitled" for 5.7 yr (since Mar 5, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Fee estimate" for 9.6 yr (since Mar 21, 2017), 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 12 mo (since Nov 3, 2025), 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 208 parcels
Small prior baseline
City baseline: 30.4 / 1k
10 in trailing 24m
Includes 2 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Macs Plumbing Heating And Air | HVAC / heat pump | 3 on parcel3 in ½ mi | $29,383 | 0 vs 0 prior |
| Luxehome Construction | Remodel / interior alteration | 1 on parcel1 in ½ mi | $24,000 | 0 vs 3 prior |
| Yancey Home Improvements | Roof replacement | 1 on parcel1 in ½ mi | $19,324 |
| 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 ($4,400/yr) + local voter-approved bond debt ($616/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.
−$14,640/yr
Cash needed: $96,800
NOI: $12,059/yr
P&I: $2,225/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 | −$1,461/mo | -18.1% | $3,972/mo | −$1,428/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | −$1,220/mo | -15.1% | $3,676/mo | −$1,068/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 | −$1,081/mo | -13.4% | $3,591/mo | −$794/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 ↗
Change-out Mini-Split System to Mini-Split System. The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%.
Change-out Split System to Split System (all-electric heat pump). The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%.
Change-out installation of Gas - 050 gallon to Electric - 052 gallon, located inside building, screening not required.
Bathroom Remodel
Bathroom remodel to include: Replace like for like cabinet, toilet, exhaust fan, tile. Convert Shower to curbless shower. 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).
Reroof
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 31 squares of 30yr Laminated Dimensional Composition. CRRC: 0676-0136. In-progress inspection required if 10 sq or greater. CF-6R-ENV-01 required at final inspection. CF-1R-ALT on file. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
E-Permit: Water Re-pipe, 100 L.F.
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
0.18 acres
Assessor's classification for assessment purposes. This is not zoning.
2356 GLEN ELLEN CIR
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 035-0133-002-0000. 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.
| Boyd Plumbing | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $5,000 | 0 vs 0 prior |
| Genesis Quality Construction Recent nearby: 6229 Hermosa St (Jul 24, 2018) | New single-family home | 4 in ½ mi | $899,070 | 0 vs 0 prior |
| Yancey Recent nearby: 2408 Edna St (Jan 15, 2025) | Remodel / interior alteration | 4 in ½ mi | $56,075 | 38 vs 46 prior−17% |
| Rpm Development And Engineering Recent nearby: 2610 45th Ave (Aug 21, 2025) | Accessory dwelling unit (new or conversion) | 3 in ½ mi | $390,270 | 17 vs 4 prior |
| Allen Mark Construction Recent nearby: 6236 25th St (May 9, 2024) | New single-family home | 2 in ½ mi | $760,311 | 0 vs 0 prior |
| Hartigan Construction Recent nearby: 2405 37th Ave (Aug 19, 2019) | Addition (adds square footage) | 2 in ½ mi | $174,382 | 0 vs 3 prior |
| Premier Pools Recent nearby: 2420 34th Ave (Jul 21, 2021) | Pool / spa | 2 in ½ mi | $104,925 | 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 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.