Sacramento 95822 · Golf Course Terrace · APN 035-0176-002-0000 · 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 $416,000 ($366,000–$466,000).
Zoned R-1-EA-4 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 6,534 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
On-parcel permit history is indexed through Aug 11, 2023, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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.
$416,000
Benchmark range: $366,000 – $466,000
Closest lead: Accessory dwelling unit at 6359 Hermosa St (0.47 mi NE, 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 (~$433/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: 4 homes completed, 9 permitted, 2 proposed or in review; 1 commercial or mixed-use project.
14 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.
293 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 "Entitled" for 7.8 yr (since Jan 24, 2019), with no new permit record in 7.7 yr. · 1 unit · $180,511 declared valuation
Permit issued and active for 8.4 yr (first record Jul 6, 2018), with no completion or new permit record in 7.5 yr. · 1 unit · $219,675 declared valuation
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
In "Applied" for 11 mo (since Dec 10, 2025), with no new permit record in 11 mo. · 2 units · $209,524 declared valuation
In "In review" for 11 mo (since Dec 18, 2025), with no new permit record in 11 mo. · 27 units · $950,353 declared valuation
Permit issued and active for 6.5 yr (first record May 13, 2020), with no completion or new permit record in 7 mo. · 1 unit · $35,535 declared valuation
Record RES-2519468 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (6971 Diegel Cir): First appeared in published agency feed
Record RES-2623850 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
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 electrical / panel (2330 Turnesa Ave): First appeared in published agency feed
Record RES-2622285 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (6737 21st St): Status changed from Issued to Finaled
Record RES-2616371 · 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 roof replacement (2528 47th Ave): First appeared in published agency feed
Record RES-2623417 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (2513 51st Ave): Status changed from Issued to Finaled
Record RES-2620433 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2348 Mangrum Ave): First appeared in published agency feed
Record RES-2621652 · 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
Record RES-2512221 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2349 51st Ave): Status changed from Issued to Finaled
Record RES-2621378 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (6811 Demaret Dr): Status changed from Issued to Finaled
Record RES-2612102 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2512 50th Ave): Status changed from Issued to Expired Permit
Record RES-2517290 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2134 Sarazen Ave): Status changed from Issued to Finaled
Record RES-2526913 · 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 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 4.4 yr (since Jun 27, 2022), 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 14 mo (first record Sep 16, 2025) with no new permit activity recorded in 9 mo. work_desc changed to "EPC - NEW DETACHED 2 BDRM ADU 743 SF, GARAGE 400 SF, PATIO 102 SF. with solar 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). All work subject to field inspections. SEE REVISION RES-2612352: RELOCATED DOORS ON SHEET A-2 SEE REVISION RES-2623850: REPLACING CENTRAL UNIT WITH 3 MINI SPLIT UNITS" in snapshot Nov 1, 2026.
In "Entitled" for 7.8 yr (since Jan 24, 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 16, 2025) with no new permit activity recorded in 19 mo.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,506 parcels
−33.3% YoY
City baseline: 30.4 / 1k
15 in trailing 24m
Includes 9 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Economy HVAC | HVAC / heat pump | 1 on parcel1 in ½ mi | $12,500 | 0 vs 0 prior |
| Intera Homes Recent nearby: 2515 48th Ave (May 1, 2026) | New garage / accessory structure | 6 in ½ mi | $170,000 | 7 vs 0 prior |
| Kitchen Mart Recent nearby: 2241 51st Ave (Jun 10, 2024) | Remodel / interior alteration | 3 in ½ mi |
| 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 ($4,150/yr) + local voter-approved bond debt ($581/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.
−$12,838/yr
Cash needed: $91,300
NOI: $12,344/yr
P&I: $2,098/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 | −$1,311/mo | -17.2% | $3,762/mo | −$1,276/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | −$1,070/mo | -14.1% | $3,482/mo | −$915/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 | −$931/mo | -12.2% | $3,401/mo | −$641/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 ↗
RES HVAC
Take out existing HVAC system and replace with brand new like for like 2.5 TON split system. 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%. CF-1R-ALT-HVAC on file: Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
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
0.15 acres
Assessor's classification for assessment purposes. This is not zoning.
2190 ARLISS WAY
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 035-0176-002-0000. 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.
| $50,402 |
| 62 vs 72 prior−14% |
| Ksv Constructin Recent nearby: 6643 24th St (Oct 31, 2018) | New multifamily / condos / mixed-use | 2 in ½ mi | $1,394,255 | 0 vs 0 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 |
| Pradie Darrin Construction Recent nearby: 2500 51st Ave (Jun 26, 2017) | New single-family home | 2 in ½ mi | $380,886 | 0 vs 0 prior |
| Jc Construction Services Recent nearby: 2504 48th Ave (Jun 12, 2025) | Addition (adds square footage) | 2 in ½ mi | $211,071 | 3 vs 3 prior |
| Premier Pools Sacramento Recent nearby: 6900 Hogan Dr (Aug 17, 2022) | Pool / spa | 2 in ½ mi | $166,073 | 102 vs 121 prior−16% |
| Lopez Construction And Remodel Recent nearby: 2342 50th Ave (Aug 12, 2026) | Addition (adds square footage) | 2 in ½ mi | $78,000 | 4 vs 1 prior |
| Premier Renovation Construction Recent nearby: 2512 47th Ave (Jul 28, 2016) | Addition (adds square footage) | 2 in ½ mi | $25,335 | 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 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.