2368 Glen Ellen Cir

Sacramento 95822 · Airport · APN 035-0133-005-0000 · City of Sacramento

Compare Property brief (PDF)Timeline ↓Calculator ↓Official records ↓

Executive Verdict · Public-Records Synthesis

Infill screen:ADU + SB 9 likely Benchmark est.:$447,000 Yr 1 Prop 13 est.:$462/mo

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 $447,000 ($393,000–$501,000).

Upsides & Opportunities

ADU & SB 9 infill pathways screen as likely eligibleDetails ↓
Zoned R-1-EA-4 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 8,276 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
Documented permitted upgrades (+$16,000 contributory est.)Details ↓
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Feb 28, 2024).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Above-average reinvestment in AirportDetails ↓
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)

Watchouts & Due Diligence

Mapped flood awareness zone (Zone X: reduced flood risk due to levee)Details ↓
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)
5 slow or stalled nearby projects within ½ mileDetails ↓
Closest lead: Accessory dwelling unit at 2610 45th Ave (0.45 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)
Year 1 Prop 13 tax reset (~$5,546/yr at $447,000)Details ↓
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$462/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector

Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.

For saleLast soldEst. price·Click any lot to inspect

What's changing nearby

Since November 2024 within ½ mile: 7 homes completed, 7 permitted, 8 proposed or in review; 1 commercial or mixed-use project.

17 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.

275 permits within ½ mile since November 2024

New construction5 · 31 units
Adds housing (ADU)12 · 20 units
Demolition1
Additions & renovations28
Building systems209
Repairs5
Other15

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.

Explore projects on the map →Explore sales & prices →

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

Estimated price, listing status & sales records

Benchmark valuation & transaction history

Estimated PriceZHVI + ACS + Permits

$447,000

Benchmark range: $393,000 – $501,000

Listing StatusOff Market

Not currently listed for sale

Compare nearby sales & prices on map →

Last Sold & Tax Roll

No deed price in open GIS feed

Verify on Assessor Parcel Viewer

How this estimated price is calculated (ZIP ZHVI + Neighborhood ACS + Permit Model)

Model monthly ownership cost ↓

1. Area home value baseline: 70% ZIP 95822 Zillow ZHVI ($428,158, September 2026) + 30% Airport ACS median ($402,724); $420,527
2. Parcel & lot adjustment (1.03×): Single-family lot (8,276 sq ft, +2.6% lot-size adjustment vs 6,000 sq ft standard lot); +$10,819
3. Documented permitted improvements: +$16,000 from documented permits (1 addition); +$16,000

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.

What could be built here

A screen, not a determination

ADU or junior ADU

Likely eligible

Zoned R-1 (single-family residential): state law allows ADUs where homes are allowed.

What we couldn't check (4)

Setbacks, height and size limits in the local ADU ordinance
Utility and sewer capacity, fire access
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: two homes on the lot

Likely eligible

Zoned R-1, a single-family residential zone.

What we couldn't check (6)

Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Rent-controlled or deed-restricted affordable housing on the lot
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Local SB 9 standards (size, setbacks, parking)
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: split into two lots

Likely eligible

Zoned R-1, a single-family residential zone.
The lot is 8,276 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.

What we couldn't check (6)

Owner-occupancy: the applicant must sign an affidavit to live in one of the homes for 3 years
Whether the lot was created by an earlier SB 9 split, or the owner split an adjacent lot
Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

Mapped hazards on this lot

Fire hazard severity zone: Not in a State-mapped zone
FEMA flood zone: Zone X: reduced flood risk due to leveeFIRM panel 06067C0190H, effective August 16, 2012. Official flood map
Earthquake fault zone: Not in an Alquist-Priolo Earthquake Fault Zone

Built nearby: within ¼ mile since November 2023

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

Property & area intelligence timeline

100 events · 14 slow/stalled projects

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.

Slow-moving or stalled projects (14)

Active projects spending 12+ months pre-issuance, 24+ months under construction, or 6+ months without new records

StalledNew home at 6216 Hermosa StFee estimate
0.34 mi SE
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
StalledNew home at 6359 Hermosa StEntitled
0.47 mi SE
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
Stalled6121 Hermosa St ADUEntitled
0.3 mi SE
In "Entitled" for 5.7 yr (since Mar 5, 2021), with no new permit record in 5.7 yr. · 1 unit
Stalled6309 Ventura St Addition and ADUsEntitled
0.47 mi SE
In "Entitled" for 5.1 yr (since Oct 19, 2021), with no new permit record in 5.1 yr. · 2 units
Stalled6225 Hermosa Street ADUsEntitled
0.37 mi SE
In "Entitled" for 5 yr (since Nov 18, 2021), with no new permit record in 5 yr. · 2 units
StalledNew homeEntitled
0.5 mi NE
In "Entitled" for 3.8 yr (since Jan 20, 2023), with no new permit record in 3.8 yr. · 1 unit

202615 events

Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.45 mi SW
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
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.35 mi NE
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
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.47 mi E
Nearby remodel / interior alteration (2800 38th Ave B): First appeared in published agency feed
Record RES-2622525 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.23 mi NE
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
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.21 mi N
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
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.36 mi NE
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
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.36 mi NE
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
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.36 mi NE
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
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.47 mi NE
Nearby accessory dwelling unit (new or conversion) (New home at 5892 28th St): Status changed from Plan Check Wait to Verify Wait
Record RES-2615135 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.47 mi NE
Nearby accessory dwelling unit (new or conversion) (New home at 5892 28th St): Declared valuation changed from 217267.4 to 209506.4
Record RES-2615135 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.47 mi NE
Nearby accessory dwelling unit (new or conversion) (New home at 5892 28th St): Description text was updated
Record RES-2615135 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.44 mi SW
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
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
320 ft S
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
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.46 mi N
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
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.42 mi N
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

Showing 15 of 100 timeline events

Recorded sales & deed transfers: California county recorders do not publish open bulk deed-transfer feeds without owner-PII restrictions, so individual sale deeds are not redistributed here. For official assessment roll and recorded transfer history in City of Sacramento, inspect Assessor Parcel Viewer ↗.

Development graph & closer investigation

6 investigation leads · 10 active builders

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 →

Developments deserving closer investigation (6)

On this parcel & within ½ mile

Accessory dwelling unit at 2610 45th AveIssuedNo new record in 15 moRecent snapshot change
0.45 mi SE
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.
Accessory dwelling unit at 6359 Hermosa StIssuedNo new record in 14 moRecent snapshot change
0.47 mi SE
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.
Micro Community Project - City Facility Project - 25th StreetIn review27 unitsRecent snapshot change
0.43 mi SE
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.
New home at 5892 28th StIn review>75th pct review time (4 mo)Recent snapshot change
0.47 mi NE
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.
6121 Hermosa St ADUEntitled>90th pct review time (5.7 yr)
0.3 mi SE
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).
New home at 6216 Hermosa StFee estimate>90th pct review time (9.6 yr)
0.34 mi SE
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).

Neighborhood renovation & housing momentum: Airport

Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 208 parcels

Rank #91 of 102 neighborhoods in acceleration

Last 12m vs prior 12m: 6 vs 4 permits
24m rate per 1,000 parcels: 48.1
5-year substantial permits: 23
Housing additions (24m): 2 units

Active builders & contractors connected to this area (10)

Entity-resolved across corporate suffixes (INC / LLC / CORP)

Builder / contractor	Primary specialty	Here / ½ mi	½ mi valuation	Citywide 24m trend
Bell Brothers Heating And Air	HVAC / heat pump	1 on parcel2 in ½ mi	$31,667	12 vs 27 prior−56%
Creative Patio Works	Addition (adds square footage)	1 on parcel1 in ½ mi	$5,520	2 vs 6 prior
Hua Electric And HVAC	Electrical / panel	1 on parcel1 in ½ mi	$2,500	3 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
Rpm Development And Engineering Recent nearby: 2610 45th Ave (Aug 21, 2025)	Accessory dwelling unit (new or conversion)	4 in ½ mi	$594,046	17 vs 4 prior
Yancey Recent nearby: 2408 Edna St (Jan 15, 2025)	Remodel / interior alteration	4 in ½ mi	$56,075	38 vs 46 prior−17%
Mobile Homes Plus Recent nearby: 5633 James Way (Jun 28, 2024)	Accessory dwelling unit (new or conversion)	3 in ½ mi	$49,000	2 vs 3 prior
Quality First Home Improvement Recent nearby: 2400 37th Ave (Nov 14, 2023)	Remodel / interior alteration	3 in ½ mi	$26,000	2 vs 20 prior−90%
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
Northwest Home Recent nearby: 6309 Ventura St (Feb 17, 2022)	Accessory dwelling unit (new or conversion)	2 in ½ mi	$280,869	2 vs 2 prior

How long projects typically spend in review in City of Sacramento

Empirical turnaround from application to issuance (trailing 5 years)

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)	1,693	57d	97d	172d	284d	97d(vs 103d prior)
Addition (adds square footage)On this parcel	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)
HVAC / heat pumpOn this parcel	19,324	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.

Ownership & rental scenario calculator

Prop 13, ADU pro forma & area benchmarks

Area rent & home-value benchmarks (kept separate from your assumptions)

Click any benchmark to pre-fill the calculator

HUD Small Area Fair Market Rent · ZIP 95822

HUD FY 2026 · 40th-percentile gross rent

Census ACS 5-year median gross rent (all bedroom counts combined):

Airport$1,674±$115

ZIP 95822$1,674±$78

Area home-value benchmarks (not an appraisal)

ZIP & neighborhood medians

Zillow ZHVI · ZIP 95822(as of September 2026)Data provided by Zillow · typical mid-tier home value in ZIP

$428,158

ACS Median Home Value · AirportCensus ACS 2020–2024 owner-occupied self-reported median

$403,000±$34,700

ACS Median Home Value · ZIP 95822Census ACS 2020–2024 owner-occupied self-reported median

$467,000±$10,600

1. Purchase, financing & Prop 13 tax reassessment

Purchase price ($)Down payment (%)$89,000Interest rate (%)Loan termClosing costs (%)$8,900

Prop 13 post-purchase property tax estimate

$668/mo ($8,014/yr · 1.21%)

Under 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 ($6,635/yr) + local voter-approved bond debt ($929/yr) + fixed direct levies/Mello-Roos ($450/yr).

Voter bond rate (%)$929/yrDirect levies / Mello-Roos ($/yr)Check Assessor Parcel Viewer ↗

2. Your rent & operating assumptions

Monthly gross rent ($)Your assumptionVacancy allowance (%)−$190/moManagement (%)$289/moMaintenance (%)$190/moCapEx reserve (%)$190/moInsurance ($/mo)$1,980/yrHOA dues ($/mo)Owner utilities ($/mo)

Insurance & hazard context:

This lot is outside mapped CAL FIRE Fire Hazard Severity Zones and FEMA Special Flood Hazard Areas. California insurance costs still vary widely by roof age, electrical panel, and carrier underwriting; obtain a property-specific quote rather than relying on rules of thumb.

ADU / JADU Value-Add Pro Forma

Gov. Code § 66314: Likely eligible

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.

Quick ADU presets:

HUD FMR benchmarks:

ADU size (sq ft)<750 sf: SB 13 fee-exemptBuild cost ($/sq ft)Hard/soft: $210,000Permits & fees ($)Total build: $218,500ADU cash (%)Cash: $54,625ADU loan rate (%)Loan: $163,875ADU term (yrs)P&I: $1,295/moADU rent ($/mo)NOI: +$1,063/mo

All-in ADU build cost

$218,500

Combined basis: $663,500

Standalone ADU yield on cost

5.84%

+$12,759/yr ADU NOI

ADU net cash-flow lift

−$232/mo

−$1,250 → −$1,482/mo total

Blended cap rate lift

2.70% → 3.73%

CoC: -15.3% → -11.7%

Supplemental Prop 13 tax

+$208/mo

+$2,491/yr on ADU cost only

Statutory notes: Under CA Gov. Code § 66324 (SB 13), local agencies cannot impose development impact fees on ADUs under 750 sq ft (plan-check, school district fees ≥500 sq ft, and utility connection fees still apply). Under CA Rev. & Tax. Code § 71, building an ADU triggers a supplemental assessment on the new construction value without reassessing the existing dwelling or land. Newly built ADUs also carry a rolling 15-year exemption from statewide AB 1482 rent caps from certificate of occupancy.

3. Scenario results (based on your assumptions)

Net monthly cash flow: −$1,482
Cash-on-cash return: -11.7%
Cap rate (Year 1 NOI): 3.73%
DSCR (NOI / debt): 0.58x
Break-even gross rent: $5,715/mo
Break-even vacancy: 0% (negative at full occ.)

Monthly cash-flow breakdown (Effective gross $3,610 − Operating $1,547 − Debt $3,545)

Gross scheduled rent$3,800

Vacancy allowance (5%)−$190

Effective gross income$3,610

Prop 13 property tax (1.21%)−$668

Property insurance−$210

Management (8%), maintenance (5%) & CapEx (5%)−$669

Net Operating Income (NOI)+$2,063

Mortgage principal & interest (519,875 loan)−$3,545

Net monthly cash flow−$1,482

4. Sensitivity & rent-stabilization ceiling (City of Sacramento)

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	$3,496/mo	−$1,919/mo	-15.1%	$6,174/mo	−$1,834/mo
Base (your inputs)	Your entered assumptions, 3.0%/yr rent growth	$3,800/mo	−$1,482/mo	-11.7%	$5,715/mo	−$1,182/mo
Optimistic (cap-limited)	+6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr)	$4,028/mo	−$1,231/mo	-9.7%	$5,582/mo	−$686/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 ↗

Common statutory exemption signals under AB 1482

Housing issued a certificate of occupancy within the last 15 years (rolling exemption under AB 1482).
Separately alienable single-family homes or condominiums not owned by a corporation, REIT, or LLC with a corporate member (when required statutory notice is in the lease).
Owner-occupied duplexes where the owner occupied one unit from the start of the tenancy.

Permit history on this parcel

3 records

Electrical / panelRES-2404307
E-Permit: existing panel 125 Amps - Overhead service, new main panel 200 Amps, New Install weather head/masthead work, main breaker replacement.
E-Permit: existing panel 125 Amps - Overhead service, new main panel 200 Amps, New Install weather head/masthead work, main breaker replacement.
Applied
Feb 28, 2024
Issued
Feb 28, 2024
Recorded status
Finaled as of Nov 1, 2026
Declared valuation
$2,500
Contractor:
Hua Electric And HVAC
HVAC / heat pumpRES-2200919
No Duct Work Permitted. Change-out Split System to 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%.
No Duct Work Permitted. Change-out Split System to 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%.
Applied
Jan 12, 2022
Issued
Jan 12, 2022
Recorded status
Expired Permit as of Nov 1, 2026
Declared valuation
$24,967
Contractor:
Bell Brothers Heating And Air
Addition (adds square footage)RES-1705247
attached patio cover
adding a 240 sq ft attached pre engineered patio cover
adding a 240 sq ft attached pre engineered patio cover
Applied
Apr 4, 2017
Issued
Apr 5, 2017
Recorded status
Finaled as of Nov 1, 2026
Declared valuation
$5,520
Contractor:
Creative Patio Works

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.

Housing activity reported to the State

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.

Zoning & planning

Zoning: R-1-EA-4: Single-Unit Dwelling Zone code
2040 General Plan designation: Neighborhood policy

Source: City of Sacramento CDD, Zoning · Geography: zoning district polygon at parcel point · Source updated Nov 11, 2026 · Retrieved Nov 11, 2026

Parcel facts

Lot size: 8,276 sq ft
Tax rate area: 03015
Assessor land use: Residential · Single Family · Subdivision
Addresses on parcel: 1

Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 8, 2026 · Retrieved Nov 8, 2026

Official records

Assessor Parcel Viewer
Assessed values and limited building characteristics (Sacramento County Assessor)
Assessed value lookup
Current roll value. This is assessed value, not market value.
Property tax bill
Search by parcel number 035-0133-005-0000. Shows direct levies and special assessments.
City permit portal (Accela)
Search the city's permit system by address or record number
FEMA Flood Map Service Center
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.

Builder / contractor

Primary specialty

Here / ½ mi

½ mi valuation

Citywide 24m trend

Bell Brothers Heating And Air

HVAC / heat pump

1 on parcel2 in ½ mi

$31,667

12 vs 27 prior−56%

Creative Patio Works

Addition (adds square footage)

1 on parcel1 in ½ mi

$5,520

2 vs 6 prior

Hua Electric And HVAC

Electrical / panel

1 on parcel1 in ½ mi

$2,500

3 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

Rpm Development And Engineering

Recent nearby: 2610 45th Ave (Aug 21, 2025)

Accessory dwelling unit (new or conversion)

4 in ½ mi

$594,046

17 vs 4 prior

Yancey

Recent nearby: 2408 Edna St (Jan 15, 2025)

Remodel / interior alteration

4 in ½ mi

$56,075

38 vs 46 prior−17%

Mobile Homes Plus

Recent nearby: 5633 James Way (Jun 28, 2024)

Accessory dwelling unit (new or conversion)

3 in ½ mi

$49,000

2 vs 3 prior

Quality First Home Improvement

Recent nearby: 2400 37th Ave (Nov 14, 2023)

Remodel / interior alteration

3 in ½ mi

$26,000

2 vs 20 prior−90%

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

Northwest Home

Recent nearby: 6309 Ventura St (Feb 17, 2022)

Accessory dwelling unit (new or conversion)

2 in ½ mi

$280,869

2 vs 2 prior

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)

1,693

57d

97d

172d

284d

97d(vs 103d prior)

Addition (adds square footage)On this parcel

1,948

42d

83d

162d

49d(vs 43d prior)

Remodel / interior alteration

8,151

21d

55d

Commercial tenant improvement

2,366

30d

63d

119d

201d

61d(vs 64d prior)

HVAC / heat pumpOn this parcel

19,324

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

$3,496/mo

−$1,919/mo

-15.1%

$6,174/mo

−$1,834/mo

Base (your inputs)

Your entered assumptions, 3.0%/yr rent growth

$3,800/mo

−$1,482/mo

-11.7%

$5,715/mo

−$1,182/mo

Optimistic (cap-limited)

+6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr)

$4,028/mo

−$1,231/mo

-9.7%

$5,582/mo

−$686/mo