Sacramento 95822 · Woodbine · APN 036-0083-010-0000 · 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 $599,000 ($527,000–$671,000).
Zoned R-1-EA-4 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 20,400 sq ft lot. Local precedent is active with 16 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
On-parcel permit history is indexed through Sep 4, 2026, 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.
$599,000
Benchmark range: $527,000 – $671,000
Closest lead: Accessory dwelling unit at 6359 Hermosa St (510 ft 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 (~$607/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: 10 homes completed, 11 permitted, 5 proposed or in review; 1 commercial or mixed-use project.
22 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.
267 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 "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
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 5.7 yr (since Mar 5, 2021), with no new permit record in 5.7 yr. · 1 unit
Permit issued and active for 6.2 yr (first record Sep 1, 2020), with no completion or new permit record in 5.3 yr. · 1 unit · $175,561 declared valuation
In "Entitled" for 5.1 yr (since Oct 19, 2021), with no new permit record in 5.1 yr. · 2 units
Nearby new garage / accessory structure (148 Otto Cir): Status changed from Plan Check Target to Issued
Record COM-2518439 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby new garage / accessory structure (148 Otto Cir): Issued date changed from (blank) to 2026-10-23
Record COM-2518439 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby new garage / accessory structure (148 Otto Cir): Description text was updated
Record COM-2518439 · 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 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 (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 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 (148 Otto Cir): Status changed from Expired Application to Ready-to-Issue
Record COM-2518456 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2620753 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2620753 · 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 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
Record RES-2525989 · 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.
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.
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 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).
In "Entitled" for 5.1 yr (since Oct 19, 2021), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
In "Entitled" for 5 yr (since Nov 18, 2021), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 802 parcels
−50.0% YoY
City baseline: 30.4 / 1k
18 in trailing 24m
Includes 9 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Intera Homes | New garage / accessory structure | 7 on parcel7 in ½ mi | $171,300 | 7 vs 0 prior |
| Sals Roofing | Roof replacement | 1 on parcel1 in ½ mi | $40,000 | 0 vs 0 prior |
| American Windows | Windows / doors / siding | 1 on parcel1 in ½ mi | $13,319 | 0 |
| 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) |
| New garage / accessory structure |
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 ($6,000/yr) + local voter-approved bond debt ($840/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.
−$26,172/yr
Cash needed: $132,000
NOI: $10,235/yr
P&I: $3,034/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 | −$2,422/mo | -22.0% | $5,313/mo | −$2,402/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | −$2,181/mo | -19.8% | $4,918/mo | −$2,041/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 | −$2,043/mo | -18.6% | $4,804/mo | −$1,767/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 ↗
E-Permit: existing panel 100 Amps - Overhead service, new main panel 100 Amps, Reuse Existing weather head/masthead work, main breaker replacement.
REVISION TO RES-2607586
EPC - REVISION TO RES-2607586 - We moved the electrical run to run along side the secondary home rather then go around the backside of the secondary home like drawn previously. Changed the distance between Shed #1 and the existing secondary home to 15' as it was 12' before on the last approved revision.
REV TO RES-2607586
EPC - Changed the distance between Shed #1 and the existing secondary home to 12' as it was 3' before on the approved plans. We also are changing the upgrading the electrical panel on the secondary home to a 200amp panel and then we will run our main electrical run for shed #1 and shed #2 from that panel rather then upgrading the main house panel to a 400amp panel like previously shown in the approved plans.
2515 48th Ave com roof permit minor no plans
Roof Permit: Tear off and install 60 squares of 30 yr laminated dimensional composition roofing material. 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.
SHED WITH UTILITIES #2 - SHARED PLANS (3)
EPC - SHARED PLANS (3) Install a shed for Run electrical to the shed subpanel from the main panel of the existing house. Shared plans reviewed under RES-2607586 SHARED WITH RES-2607588 & RES-2607590 NON CONDITIONED NON HABITABLE DO NOT ADDRESS THIS BUILDING.
SHED WITH UTILITIES #3 - SHARED PLANS (3)
EPC - SHARED PLANS (3) - Install a shed for a home art studio. Run electrical to the shed sub panel from the main panel of the existing house. Shared plans reviewed under RES-2607586 NON CONDITIONED NON HABITABLE DO NOT ADDRESS THIS RECORD.
SHED WITH UTILITIES #1 - SHARED PLANS (3)
EPC - SHARED PLANS (3) Install a shed for home office use with half bathroom. Run bathroom sewer line to main tie in, in rear of property. Run electrical to the shed subpanel from the main panel of the existing house. Shared plans reviewed under RES-2607586 SHARED WITH RES-2607588 & RES-260 NON CONDITIONED NON HABITABLE DO NOT ADDRESS THIS BUILDING.
SHARED PLANS (3) - SHED #3
EPC - SHARED PLANS (3) - SHED #3: Install a shed for office use. Run electrical to the shed sub panel from the main panel of the existing house. Shared plans reviewed under RES-2606425
SHARED PLANS (3) - SHED #2
EPC - SHARED PLANS (3) - SHED #2: Install a shed for office use. Run electrical to the shed sub panel from the main panel of the existing house. Shared plans reviewed under RES-2606425
SHARED PLANS (3) - SHED #1
EPC - SHARED PLANS (3) - SHED #1: Install a shed for office use with half bathroom. Run bathroom sewer line to main tie in, in rear of property. Run electrical to the shed subpanel from the main panel of the existing house. Shared plans reviewed under RES-2606425
Knutson Property, Water Heater C/O
Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located outside building, within Existing Exterior Enclosure.
CITY HOLDINGS LLC, Unit C Remodel
Bath Remodel, replacing shower, toilet, flooring, vanity and lighting. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314,
CITY HOLDINGS LLC, Unit B Remodel
Bath Remodel, replacing shower, toilet, flooring, vanity and lighting. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314,
CITY HOLDINGS LLC, Unit A Remodel
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
0.47 acres
Assessor's classification for assessment purposes. This is not zoning.
2511 48TH AVE; 2515 48TH AVE; 2515 48TH AVE UNIT A UNIT A
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 036-0083-010-0000. 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.
| 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 |
| Pradie Darrin Construction Recent nearby: 6321 Ventura St (Dec 26, 2017) | New single-family home | 3 in ½ mi | $575,392 | 0 vs 0 prior |
| 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 |
| Jd Rodli Construction Recent nearby: 108 Otto Cir (Aug 8, 2022) | Commercial tenant improvement | 2 in ½ mi | $423,000 | 0 vs 6 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 |
| 231 |
| 35d |
| 69d |
| 132d |
| 261d |
| 50d(vs 84d prior) |
| Accessory dwelling unit (new or conversion) | 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) |
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.
Tear off, re-sheet, install 12 squares of 30 yr laminated dimensional composition roofing material. In-progress inspection required if 10 sq or greater. Bathroom vanity, shower, toilet, fixtures, flooring, lighting. CF-6R-ENV-01 required at final inspection. CF-1R-ALT on file. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
CITY HOLDINGS LLC, Remodel
Install under counter lighting, adding lighting over kitchen island, adding 6 cam lights in living room and dining room. Bathroom and Kitchen remodel. Replaced fixtures, sink, flooring, toilet, shower. alarms required. Reference CRC sections R315 & R314,
CHANGE OUT 17 WINDOWS & 6 DOORS
RETROFIT 17 WINDOWS AND 5 DOORS & REPLACE 1 DOOR WITH NAIL FINISH (ALL REPLACEMENTS ARE LIKE FOR LIKE IN SIZE AND OPERATION). UNITS A, B & C (3 SINGLE FAMILY DWELLNGS ON 1 PARCEL). Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314