Sacramento 95823 · APN 039-0201-007-0000 · City of Sacramento
Zoned C-2-R in City of Sacramento and mapped FEMA AE flood due diligence; benchmark value $463,000 ($394,000–$532,000).
Public building records show issued construction/renovation work on this parcel (10 total permits, latest Apr 23, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Zone AE: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
Fire alarm / sprinkler (COM-2404858): Issued after 3 mo (5.5× the 14d median) — slower than 90% of fire alarm / sprinkler permits in City of Sacramento (median 14d, 90th pct 71d, n=2,312).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$463,000
Benchmark range: $394,000 – $532,000
Closest lead: Wellspace Health MHRC (Stockton Blvd) - Rehab Center Bldg & Site (390 ft E, 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 (~$477/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: 16 homes completed; 4 commercial or mixed-use projects.
5 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.
83 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 C-2 as commercial, 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 yr (first record Nov 28, 2018), with no completion or new permit record in 7.8 yr. · 1 unit · $130,000 declared valuation
Permit issued and active for 4 yr (first record Oct 26, 2022), with no completion or new permit record in 2.5 yr. · $3,610,736 declared valuation
In "In review" for 15 mo (since Aug 7, 2025), with no new permit record in 7 mo. · $27,000 declared valuation
Nearby commercial tenant improvement (6760 Stockton Blvd): Status changed from Plan Check Target to Plan Check Wait
Record COM-2619976 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (6309 Governor Ln): Status changed from Issued to Finaled
Record RES-2615711 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2602016 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (6645 Stockton Blvd): Status changed from Issued to Expired Permit
Record COM-2521157 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (5895 47th Ave): Status changed from Ready-to-Issue to Finaled
Record COM-2621222 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (5895 47th Ave): Issued date changed from (blank) to 2026-09-28
Record COM-2621222 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2618813 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2615009 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (6420 63rd St): First appeared in published agency feed
Record RES-2623181 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2615823 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2615823 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (6228 Fowler Ave): Status changed from Issued to Expired Permit
Record RES-2521007 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (6635 Spoerriwood Ct): First appeared in published agency feed
Record RES-2623420 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (6743 Capital Cir): First appeared in published agency feed
Record RES-2622401 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (6664 Spoerriwood Ct): Status changed from Issued to Finaled
Record RES-2619877 · 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 14 mo (first record Sep 25, 2025) with no new permit activity recorded in 7 mo. High-impact scale ($20,000,000 declared valuation across 2 permits). current_status changed to "Finaled" in snapshot Nov 1, 2026.
Issued after 3 mo (5.5× the 14d median) — slower than 90% of fire alarm / sprinkler permits in City of Sacramento (median 14d, 90th pct 71d, n=2,312).
Active in "Issued" for 4 yr (first record Oct 26, 2022) with no new permit activity recorded in 2.5 yr. High-impact scale ($3,610,736 declared valuation across 11 permits).
High-impact scale ($30,171,943 declared valuation across 2 permits). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
Active in "Issued" for 8 yr (first record Nov 28, 2018) with no new permit activity recorded in 7.8 yr.
High-impact scale (16 housing units, $269,876 declared valuation across 14 permits).
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Asc Construction Services | Fire alarm / sprinkler | 2 on parcel2 in ½ mi | $400,000 | 7 vs 6 prior |
| Jon K Takata | Commercial tenant improvement | 2 on parcel2 in ½ mi | $143,000 | 1 vs 2 prior |
| Slade Mechanical Services | Plumbing / water heater / sewer | 2 on parcel2 in ½ mi | $60,000 |
| 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 95823
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 ($4,650/yr) + local voter-approved bond debt ($651/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
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.
−$18,923/yr
Cash needed: $102,300
NOI: $9,293/yr
P&I: $2,351/mo
For $0/mo net cash flow
At $1,975/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 | $1,817/mo | −$1,804/mo | -21.2% | $4,335/mo | −$1,789/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$1,577/mo | -18.5% | $4,012/mo | −$1,450/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,094/mo | −$1,446/mo | -17.0% | $3,919/mo | −$1,192/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 ↗
COMM REMODEL
Replace drywall in kitchen, living room, hall way, kitchen cabinets. Replace 2 windows like for like. Change light switches to match entire unit. Replace refrigerator, stove and microwave like for like. 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 inspection. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
23-019890 Fire Repair
PERMIT TO COMPLETE WORK COMMENCED UNDER EXPIRED PERMIT COM-2404858- HSG Case 23-019890 : Fire damage repair to include units 151 and 152 3 Windows Replaced, Wall insulation, GFCI protection throughout new Electrical receptacles and devices, lighting fixtures and 100 AMP electrical panels, Hard wired Smoke detectors and Carbon Monoxide Detectors. New Kitchen Cabinets and countertops with plumbing fixtures to comply with Title 24. Replace Fire-rated assemblies. Water Conserving Fixtures, Tub/shower, toilet and vanity. Replace air registers and air ducting for HVAC systems. New flooring, Drywall Paint and Trims throughout the units.
5900 RIZA AVE - C/O METER SOCKET PANEL
LIKE FOR LIKE REPLACEMENT OF 2 70A METER SOCKET PANELS FOR UNITS 235 & 236, Building I.
23-019890 Fire Repair
EPC - HSG Case 23-019890 : Fire damage repair to include units 151 and 152 3 Windows Replaced, Wall insulation, GFCI protection throughout new Electrical receptacles and devices, lighting fixtures and 100 AMP electrical panels, Hard wired Smoke detectors and Carbon Monoxide Detectors. New Kitchen Cabinets and countertops with plumbing fixtures to comply with Title 24. Replace Fire-rated assemblies. Water Conserving Fixtures, Tub/shower, toilet and vanity. Replace air registers and air ducting for HVAC systems. New flooring, Drywall Paint and Trims throughout the units.
Plans for fire damage repair to include units 151 and 152 3 Windows Replaced, Wall insulation, GFCI protection throughout new Electrical receptacles and devices, lighting fixtures and 100 AMP electrical panels, Hard wired Smoke detectors and Carbon Monoxide Detectors. New Kitchen Cabinets and countertops with plumbing fixtures to comply with Title 24. Water Conserving Fixtures, Tub/shower, toilet and vanity. Replace air registers and air ducting for HVAC systems. New flooring, Drywall Paint and Trims throughout the units.
5900 RIZA
Change-out installation of Gas - 100 gallon to Gas - 100 gallon, located inside building, screening not required.
5900 RIZA
No Plans Required. Installation of 120 gallon energy efficient water heater. 2in Pro-press waterline (above ground).
REMODEL
EPC - 1. replace damaged interior finishes, like-for-like. 2. replace damaged windows, like-for-like. 3. replace damaged mechanical duct work, like-for-like.
C/O HVAC Split system (UNIT 212)
Unit 212- C/O existing HVAC split system - No ductwork. HERS report required at final inspection. Smoke & Carbon Monoxide Alarms required per CRC sections R314 & R315. Access to perform inspection/s must be provided by the Party requesting the inspection.
EXPEDITE 10-5-5 (APT # 109) FIRE REPAIR / REMODEL
EPC - EXPEDITE 10-5-5 (APT # 109) FIRE REPAIR / REMODEL: new electrical through existing conduit in kitchen and bedroom. new subpanel in bedroom. new plumbing and electrical fixtures, cabinets and flooring. new windows, sheetrock through out unit sitting at studs. no new rough plumbing.; WATER CONSERVING FIXTURES REQUIRED; SMOKE ALARMS AND CARBON MONOXIDE DETECTORS REQUIRED.
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
5.40 acres
Assessor's classification for assessment purposes. This is not zoning.
5900 RIZA AVE; 5900 RIZA AVE # 101 # 101; 5900 RIZA AVE # 102 # 102
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 039-0201-007-0000. 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.
| Finesse Construction | Remodel / interior alteration | 1 on parcel1 in ½ mi | $12,000 | 0 vs 0 prior |
| Val Mir Heating And Cooling Service | HVAC / heat pump | 1 on parcel1 in ½ mi | $8,200 | 0 vs 0 prior |
| Walker Leiwes | Electrical / panel | 1 on parcel1 in ½ mi | $1,800 | 0 vs 0 prior |
| Dainamic Builders Recent nearby: 6480 Stockton Blvd (Dec 28, 2020) | New single-family home | 29 in ½ mi | $10,603,147 | 0 vs 1 prior |
| Legacy Stone Works Recent nearby: 6760 Stockton Blvd (Sep 14, 2026) | Demolition | 5 in ½ mi | $37,286,510 | 5 vs 1 prior |
| Jd Rodli Construction Recent nearby: 6464 Stockton Blvd A (Mar 11, 2021) | Commercial tenant improvement | 4 in ½ mi | $371,500 | 0 vs 6 prior |
| Sbm Builder Recent nearby: 6480 Stockton Blvd (Feb 10, 2025) | New multifamily / condos / mixed-use | 2 in ½ mi | $639,741 | 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 improvementOn this parcel | 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.