Sacramento 95828 · APN 040-0220-012-0000 · City of Sacramento
Zoned R-1A in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $549,000 ($467,000–$631,000).
Zone R-1A allows residential use qualifying for ministerial ADU review under state law (3 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
On-parcel permit history is indexed through Oct 15, 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: 0.2% annual chance flood hazard (shaded X). 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.
$549,000
Benchmark range: $467,000 – $631,000
Closest lead: Lemon Hill Apartments (0.47 mi N, entitled). 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 (~$559/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: 20 homes completed; 4 commercial or mixed-use projects.
9 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-1A as two-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 9.2 yr (since Aug 21, 2017), with no new permit record in 9.2 yr. · 2 units · $321,453 declared valuation
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
In "Entitled" for 5.5 yr (since Apr 28, 2021), with no new permit record in 5.5 yr. · 1 unit
In "Entitled" for 5.5 yr (since May 24, 2021), with no new permit record in 5.5 yr. · 28 units
In "Entitled" for 5.1 yr (since Sep 21, 2021), with no new permit record in 5.1 yr. · 1 unit
In "Entitled" for 3.8 yr (since Jan 31, 2023), with no new permit record in 3.8 yr. · 1 unit
Nearby hvac / heat pump (7240 Radha Dr): Status changed from Issued to Expired Permit
Record RES-2522154 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (6323 Pantano Dr): Status changed from Issued to Finaled
Record RES-2602932 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
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 (7290 Radha Dr): Status changed from Issued to Expired Permit
Record RES-2522145 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (6323 Pantano Dr): Status changed from Issued to Finaled
Record RES-2527276 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2603723 · 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
Nearby addition (adds square footage) (6312 Ring Dr): Description text was updated
Record COM-2508693 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (6 Palermo Ct): First appeared in published agency feed
Record RES-2622336 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (7280 Radha Dr): Status changed from Issued to Expired Permit
Record RES-2522150 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (6313 Ring Dr): First appeared in published agency feed
Record RES-2622033 · 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 "Entitled" for 5.5 yr (since May 24, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (28 housing units across 0 permits).
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.
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 ($1,029,085 declared valuation across 1 permit). current_status changed to "Plan Check Target" in snapshot Nov 1, 2026.
In "Entitled" for 3.8 yr (since Jan 31, 2023), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 2.7 yr (since Feb 20, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Evergold Construction | Roof replacement | 1 on parcel1 in ½ mi | $15,210 | 13 vs 4 prior |
| Good News Home Improvements | Windows / doors / siding | 1 on parcel1 in ½ mi | $2,497 | 0 vs 1 prior |
| Dainamic Builders Recent nearby: 6470 Stockton Blvd (Dec 28, 2020) | New single-family home | 29 in ½ mi | $10,603,147 |
| 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 95828
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 ($5,500/yr) + local voter-approved bond debt ($770/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.
−$22,568/yr
Cash needed: $121,000
NOI: $10,805/yr
P&I: $2,781/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 | −$2,122/mo | -21.0% | $4,894/mo | −$2,097/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | −$1,881/mo | -18.7% | $4,530/mo | −$1,737/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 | −$1,742/mo | -17.3% | $4,425/mo | −$1,463/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: Tear Off - Yes, Resheet - No, 1 layer(s), 9 squares of 50yr Laminated Dimensional Composition. In-progress inspection required if 10 squares or greater.
Windows and Door C/O
Removing and replacing 5 windows and 1 patio door, like for like retrofit installation. No structural changes. 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
0.08 acres
Assessor's classification for assessment purposes. This is not zoning.
6420 63RD ST
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 040-0220-012-0000. 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.
| 0 vs 1 prior |
| Landon W Roberts Construction Recent nearby: 6111 63rd St (Sep 18, 2025) | Addition (adds square footage) | 5 in ½ mi | $202,000 | 5 vs 0 prior |
| Legacy Stone Works Recent nearby: 6760 Stockton Blvd (Sep 14, 2026) | New commercial / non-residential building | 4 in ½ mi | $31,818,354 | 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 |
| Diaz Construction Recent nearby: 6241 Ring Dr (Jun 28, 2021) | Accessory dwelling unit (new or conversion) | 4 in ½ mi | $333,353 | 1 vs 0 prior |
| B Line Construction Recent nearby: 6344 Fall River Way (Apr 24, 2017) | Remodel / interior alteration | 3 in ½ mi | $585,000 | 4 vs 2 prior |
| Ascent Builders Recent nearby: 6450 Lemon Hill Ave (Dec 15, 2021) | New multifamily / condos / mixed-use | 2 in ½ mi | $6,000,000 | 2 vs 0 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 alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Roof replacementOn this parcel | 19,072 | 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.