Sacramento 95822 · Woodbine · APN 036-0155-024-0000 · 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 $515,000 ($453,000–$577,000).
Zoned R-1-EA-4 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 8,276 sq ft lot. Local precedent is active with 6 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 Oct 5, 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.
$515,000
Benchmark range: $453,000 – $577,000
Closest lead: 27th & Lock Apartments - Estimate (0.49 mi S, fee estimate). 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 (~$527/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: 3 homes completed, 6 permitted, 1 proposed or in review.
11 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.
213 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.
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 "Fee estimate" for 7.3 yr (since Jul 31, 2019), with no new permit record in 7.3 yr. · 22 units · $2,006,532 declared valuation
Permit issued and active for 7 yr (first record Nov 13, 2019), with no completion or new permit record in 6.7 yr. · 1 unit · $241,757 declared valuation
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 7, 2021), with no new permit record in 5.1 yr. · 1 unit
In "Entitled" for 2.1 yr (since Oct 8, 2024), with no new permit record in 2.1 yr. · 1 unit · $134,327 declared valuation
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 (2627 57th Ave): First appeared in published agency feed
Record RES-2623293 · 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 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
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
Record RES-2612226 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (6600 Woodbine Ave): Status changed from Issued to Finaled
Record RES-2326223 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby pool / spa (2720 Toy Ave): Status changed from Issued to Expired Permit
Record RES-2519342 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby repair tied to a housing/code case (2425 49th Ave): Status changed from Processing to Issued
Record RES-2619423 · 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 →In "Fee estimate" for 7.3 yr (since Jul 31, 2019), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (22 housing units, $2,006,532 declared valuation across 1 permit).
In "Entitled" for 2.1 yr (since Oct 8, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 2.2 yr (since Aug 30, 2024), 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 7, 2021), 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 19 mo (first record Apr 18, 2025) with no new permit activity recorded in 13 mo.
Active in "Issued" for 6.2 yr (first record Sep 1, 2020) with no new permit activity recorded in 5.3 yr.
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 |
|---|---|---|---|---|
| Andrade Electric | Electrical / panel | 3 on parcel3 in ½ mi | $21,100 | 0 vs 0 prior |
| Naresh Chandra Recent nearby: 2525 Wah Ave (Jul 27, 2020) | New single-family home | 6 in ½ mi | $1,253,519 | 0 vs 0 prior |
| Intera Homes Recent nearby: 2515 48th Ave (May 1, 2026) | New garage / accessory structure | 6 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 ($5,150/yr) + local voter-approved bond debt ($721/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.
−$20,046/yr
Cash needed: $113,300
NOI: $11,204/yr
P&I: $2,604/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 | −$1,912/mo | -20.2% | $4,601/mo | −$1,884/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | −$1,670/mo | -17.7% | $4,258/mo | −$1,524/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 | −$1,532/mo | -16.2% | $4,159/mo | −$1,250/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 ↗
6701 Carnation-C/O water heater
Water Heater Permit: Change-out installation of Gas - 050 gallon to 50 Gas water heater. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994, are exempt).Reference CRC sections R315 & R314.
HDB 20-034138 - ELECTRICAL - 2800 52ND
Illegal Residential Cannabis Grow-WWOP-QUAD Fees-Restore SFR. Corrective action to restore illegal Grow House to previously approved SFR. Return dwelling to original configuration, remove all unapproved wiring, electrical panels, lighting, grow apparatus and ducting, remove unapproved grow equipment, remove all interior partitions not part of original construction. Restore all violated fire assemblies and walls which have been removed. All other repairs minor electrical, minor plumbing, and minor mechanical. House to be fully scrubbed and sanitized. SMUD safety inspection upon completion of all electrical work. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
HDB 20-034138 - ELECTRICAL - 6701 CARNATION
Minor electrical, install smoke and co detectors, Remove all bars on the bedroom windows or install opening levers. Remove all electrical not applicable to original house. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
E-Permit: existing panel 100 Amps - Overhead service, adding 6 outlets (120V), adding 1 exhaust fans, adding 1 ceiling mounted lighting fixtures, adding 060 Amps subpanel, rewiring 144 sq ft.
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
0.19 acres
Assessor's classification for assessment purposes. This is not zoning.
2800 52ND AVE; 6701 CARNATION AVE
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 036-0155-024-0000. 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.
| $170,000 |
| 7 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 |
| Jd Rodli Construction Recent nearby: 108 Otto Cir (Aug 8, 2022) | Commercial tenant improvement | 2 in ½ mi | $423,000 | 0 vs 6 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 Recent nearby: 2741 Yreka Ave (Dec 4, 2017) | Pool / spa | 2 in ½ mi | $81,918 | 0 vs 0 prior |
| Kustom Us Recent nearby: 2720 Toy Ave (Jul 10, 2024) | Remodel / interior alteration | 2 in ½ mi | $75,000 | 5 vs 32 prior−84% |
| Grimes Heating And Air Recent nearby: 2806 53rd Ave (Aug 6, 2025) | Remodel / interior alteration | 2 in ½ mi | $65,500 | 6 vs 4 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.