Sacramento 95822 · Woodbine · APN 041-0034-016-0000 · City of Sacramento
Zoned R-2B-R-EA-4 in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $422,000 ($371,000–$473,000).
Zone R-2B-R-EA-4 allows residential use qualifying for ministerial ADU review under state law (2 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 Sep 2, 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.
$422,000
Benchmark range: $371,000 – $473,000
Closest lead: 27th & Lock Apartments - Estimate (0.28 mi SE, 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 (~$438/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: 112 homes completed, 5 permitted, 1 proposed or in review (108 of them deed-restricted affordable).
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.
334 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-2B as multifamily 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 10.1 yr (since Oct 12, 2016), with no new permit record in 7.3 yr. · 300 units · $38,043,750 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
In "Entitled" for 5.8 yr (since Jan 27, 2021), with no new permit record in 5.8 yr. · 100 units
In "Entitled" for 5.8 yr (since Jan 27, 2021), with no new permit record in 5.8 yr. · 50 units
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
Nearby electrical / panel (2158 56th Ave): Status changed from Issued to Expired Permit
Record RES-2521022 · 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 (11 Quasar Cir): Status changed from Plan Check Wait to Process Wait
Record RES-2613419 · 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 (11 Quasar Cir): Description text was updated
Record RES-2613419 · 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 (11 Quasar Cir): Project name changed from 25-017537 repair to HDB CASE #25-017537 repair
Record RES-2613419 · 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 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 solar / battery storage (2829 Florin Rd): First appeared in published agency feed
Record COM-2623311 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (7116 24th St): Status changed from Plan Check Wait to Processing
Record COM-2619426 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2245 Florin Rd): Status changed from Ready-to-Issue to Expired Application
Record COM-2600159 · 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 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 →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 "Fee estimate" for 10.1 yr (since Oct 12, 2016), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (300 housing units, $38,043,750 declared valuation across 3 permits).
In "Entitled" for 5.8 yr (since Jan 27, 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 (100 housing units across 0 permits).
In "Entitled" for 5.8 yr (since Jan 27, 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 (50 housing units across 0 permits).
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).
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).
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 |
|---|---|---|---|---|
| Aaa Builders | Roof replacement | 7 on parcel7 in ½ mi | $502,222 | 0 vs 0 prior |
| Capitol Renovation | Roof replacement | 4 on parcel4 in ½ mi | $136,000 | 0 vs 0 prior |
| Vz Plumbing | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $22,000 | 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) |
| 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 ($4,200/yr) + local voter-approved bond debt ($588/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.
−$13,198/yr
Cash needed: $92,400
NOI: $12,287/yr
P&I: $2,124/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 | −$1,341/mo | -17.4% | $3,804/mo | −$1,306/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | −$1,100/mo | -14.3% | $3,521/mo | −$946/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 | −$961/mo | -12.5% | $3,439/mo | −$672/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 ↗
2536 WAH AVE - REROOF
REROOF CHANGE FROM TPO TO TORCHDOWN. 5000 SQ FT. IN-PROGRESS INSPECTION REQUIRED IF 10 SQUARES OR GREATER. CF-1R-ALT AND CF-6R-ENV-01 REQUIRED AT FINAL INSPECTION. CARBON MONOXIDE & SMOKE ALARMS ARE REQUIRED. REFERENCE CRC SECTIONS R315 & R314. ALL WORK IS SUBJECT TO FIELD INSPECTION.
2536 Wah Ave com HVAC permit minor no plans
HVAC Permit: Like for like 3 ton, 14.3 SEER2, 80% AFUE, gas package unit located on the roof. 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.
6902-6908 WOODBINE AVE - REROOF
REROOF 4900 SQ FT CHANGE FROM TPO TP TORCHDOWN. ALL WORK SUBJECT TO FIELD INSPECTION.
6902-6908 WOODBINE AVE - REROOF
REROOF 4900 SQ FT CHANGE FROM TPO TP TORCHDOWN. ALL WORK SUBJECT TO FIELD INSPECTION.
2536 Wah Ave-Clubhouse-com roof permit minor no plans
Roof Permit: Tear off and replace roof of Clubhouse=2940 squares. Material=Torch Down.
2500 Wah Ave com roof permit minor no plans
Roof Permit: FOR UNITS-2500, 2502, 2558, 2560 Tear off and replace flat roof=TPO.
2536 Wah Ave BLDG 4 ONLY: RE-roof TPO Tear off
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 21 squares of Torch Down Roofing. CRRC: 0890-0136
Change-out installation of Gas - 100 gallon to Gas - 100 gallon, located inside building, screening not required.
Reroof / 2536 WAH AVE
Tear Off - Yes, Resheet - No, 1 layer(s), 30 squares of 30yr Laminated Dimensional Composition. In-progress inspection required if 10 squares or greater.
E-Permit: Sewer Service replacement or repair, Dig and Bury 30 L.F.
Florin Garden Reroof
Tear Off - Yes, Resheet - No, 1 layer(s), 25 squares of TPO Single Ply. In-progress inspection required if 10 squares or greater. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314 (Building address includes 2550, 2562 & 2564)
Florin Garden Reroof
Tear Off - Yes, Resheet - No, 1 layer(s), 25 squares of TPO Single Ply. In-progress inspection required if 10 squares or greater. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314 (Building address includes 2530, 2532 & 2534)
Florin Garden Reroof
Tear Off - Yes, Resheet - No, 1 layer(s), 30 squares of TPO Single Ply. In-progress inspection required if 10 squares or greater. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314 (Building address includes 2522, 2524 & 2526)
FLORIN GARDENS, REROOF
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
3.80 acres
Assessor's classification for assessment purposes. This is not zoning.
2500 WAH AVE; 2502 WAH AVE; 2504 WAH 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 041-0034-016-0000. 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.
| Rotoco | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $14,600 | 0 vs 0 prior |
| Browns Heating And Air | Roof replacement | 1 on parcel1 in ½ mi | $10,195 | 0 vs 0 prior |
| Naresh Chandra Recent nearby: 2509 Wah Ave (Jul 27, 2020) | New single-family home | 6 in ½ mi | $1,253,519 | 0 vs 0 prior |
| Dekreek Construction Recent nearby: 2304 Florin Rd (Apr 10, 2019) | Commercial tenant improvement | 3 in ½ mi | $189,075 | 6 vs 9 prior−33% |
| Premier Pools Recent nearby: 6794 Middlecoff Way (Mar 11, 2021) | Pool / spa | 3 in ½ mi | $127,982 | 0 vs 0 prior |
| Connected Technology Recent nearby: 2500 51st Ave (Sep 29, 2023) | Remodel / interior alteration | 3 in ½ mi | $3,674 | 117 vs 248 prior−53% |
| Rcp Construction Merged: R C P CONSTRUCTION INC · RCP CONSTRUCTION LLC Recent nearby: 7141 Woodbine Ave (Nov 15, 2024) | New multifamily / condos / mixed-use | 2 in ½ mi | $21,307,245 | 6 vs 8 prior−25% |
| 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.
Tear off, install 40 squares of XX yr TPO 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