Sacramento 95822 · Woodbine · APN 041-0111-005-0000 · City of Sacramento
Zoned RMX-TO 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 RMX-TO allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
On-parcel permit history is indexed through Aug 7, 2024, 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: CCH Florin Road Senior Housing (0.15 mi SW, 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 (~$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: 110 homes completed, 1 permitted, 1 proposed or in review (108 of them deed-restricted affordable); 1 commercial or mixed-use project.
6 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.
243 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 RMX as mixed use, 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
In "Entitled" for 7 yr (since Nov 5, 2019), with no new permit record in 7 yr. · 16 units
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 "Fee estimate" for 6.3 yr (since Jul 27, 2020), with no new permit record in 6.3 yr. · 100 units · $36,000,000 declared valuation
In "Entitled" for 5.8 yr (since Jan 27, 2021), with no new permit record in 5.8 yr. · 100 units
Nearby commercial tenant improvement (3801 Florin Rd): First appeared in published agency feed
Record COM-2623365 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (2875 67th Ave): Status changed from Plan Check Target to Issued
Record RES-2621347 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (2875 67th Ave): Issued date changed from (blank) to 2026-09-29
Record RES-2621347 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (7331 Springman St): First appeared in published agency feed
Record RES-2622823 · 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 hvac / heat pump (3091 66th Ave): Status changed from Issued to Finaled
Record RES-2618196 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (3514 Turnbridge Dr): Status changed from Issued to Expired Permit
Record RES-2522119 · 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 (2930 Silk Ct): First appeared in published agency feed
Record RES-2623782 · 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 commercial tenant improvement (7000 Franklin Blvd 1160): Status changed from Plan Check Wait to Verify Wait
Record COM-2616532 · 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
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 5.8 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 "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 "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 6.3 yr (since Jul 27, 2020), 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, $36,000,000 declared valuation across 1 permit).
In "Entitled" for 7 yr (since Nov 5, 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 (16 housing units across 0 permits).
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 |
|---|---|---|---|---|
| Saenz Landscape Construction | Other | 1 on parcel1 in ½ mi | $20,000 | 0 vs 0 prior |
| Gp Development Recent nearby: 3800 Florin Rd (Dec 1, 2023) | Commercial tenant improvement | 12 in ½ mi | $5,529,341 | 7 vs 15 prior−53% |
| Build It Construction Recent nearby: 2917 Meadows Pl B (Jun 13, 2024) |
| 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 ↗
City CCS/Sac RT Art Project Chair Sculpture
EPC. Public art project for the Sacramento Office of Arts + Culture. Install artwork made of steel on a concrete service pad in existing landscape planters.
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
10.18 acres
Assessor's classification for assessment purposes. This is not zoning.
2931 FLORIN RD; 3001 FLORIN RD; 3197 FLORIN RD
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 041-0111-005-0000. 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.
| Remodel / interior alteration |
| 7 in ½ mi |
| $272,860 |
| 0 vs 5 prior |
| Global Solutions Recent nearby: 3800 Florin Rd (Mar 9, 2026) | New commercial / non-residential building | 6 in ½ mi | $71,285 | 6 vs 0 prior |
| Danami Construction Recent nearby: 7000 Franklin Blvd 1160 (Jul 31, 2026) | Commercial tenant improvement | 4 in ½ mi | $270,000 | 2 vs 8 prior−75% |
| 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% |
| Johnson And Sampson Construction Recent nearby: 6965 Luther Dr (Nov 15, 2016) | Remodel / interior alteration | 2 in ½ mi | $82,782 | 2 vs 0 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% |
| Rose Remodeling Recent nearby: 2520 65th Ave (Aug 29, 2025) | Remodel / interior alteration | 2 in ½ mi | $52,337 | 86 vs 76 prior+13% |
| 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) |
| OtherOn this parcel | 837 | 3d | 33d | 85d | 196d | 32d(vs 22d 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.