Sacramento 95832 · Meadowview · APN 052-0170-044-0000 · City of Sacramento
Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $554,000 ($488,000–$620,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 13,685 sq ft lot. Local precedent is active with 1 ADU permit within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Oct 15, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
163 substantial renovation & housing permits over 24 months (19.5 per 1,000 parcels vs. 30.4 citywide baseline) (#30 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Meadowview)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$554,000
Benchmark range: $488,000 – $620,000
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)
Remodel / interior alteration (COM-2210246): Issued after 13 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Accessory dwelling unit at 7734 Lytle St (0.12 mi NW, 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 (~$564/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: 1 homes completed, 3 permitted.
4 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.
266 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.
In "Entitled" for 5 yr (since Nov 10, 2021), with no new permit record in 5 yr. · 1 unit
In "Entitled" for 4.5 yr (since May 24, 2022), with no new permit record in 4.4 yr. · 1 unit · $69,000 declared valuation
Nearby hvac / heat pump (7788 Amherst St): Status changed from Issued to Finaled
Record RES-2620701 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (41 Northwich Ct): First appeared in published agency feed
Record RES-2623314 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2039 Danvers Way): Status changed from Issued to Finaled
Record RES-2621349 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (1945 Bonavista Way): Status changed from Issued to Finaled
Record RES-2615332 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (7841 Manorside Dr): Status changed from Issued to Finaled
Record RES-2614586 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (7823 Manorside Dr): First appeared in published agency feed
Record RES-2623744 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2197 John Still Dr): First appeared in published agency feed
Record RES-2623688 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (1908 Danvers Way): First appeared in published agency feed
Record RES-2621888 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (1462 Janrick Ave): First appeared in published agency feed
Record RES-2622894 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (1948 71st Ave): Status changed from Issued to Finaled
Record RES-2609805 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (7788 Amherst St): Status changed from Issued to Finaled
Record RES-2620697 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (1680 Janrick Ave): Status changed from Issued to Finaled
Record RES-2619740 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (170 Highfield Cir): Status changed from Issued to Expired Permit
Record RES-2520346 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (7778 Mcbride Way): Status changed from Submittal Pending Review to Issued
Record RES-2621487 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (7778 Mcbride Way): Issued date changed from (blank) to 2026-10-05
Record RES-2621487 · 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 →Issued after 13 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Issued after 2 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Issued after 5 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Issued after 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
In "Entitled" for 4.5 yr (since May 24, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Issued after 2 mo — above the 75th percentile for remodel / interior alteration permits in City of Sacramento (median 4d, 75th pct 21d, n=8,151).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 8,373 parcels
−12.6% YoY
City baseline: 30.4 / 1k
163 in trailing 24m
Includes 18 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Tri Square Construction | Remodel / interior alteration | 2 on parcel2 in ½ mi | $190,000 | 1 vs 1 prior |
| Mastec Network Solutions | Remodel / interior alteration | 1 on parcel1 in ½ mi | $35,000 | 1 vs 34 prior−97% |
| Quality Telecom Consultants | General repair | 1 on parcel1 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 95832
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 ($5,550/yr) + local voter-approved bond debt ($777/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.
−$19,446/yr
Cash needed: $122,100
NOI: $14,231/yr
P&I: $2,806/mo
For $0/mo net cash flow
At $2,475/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 | $2,277/mo | −$1,905/mo | -18.7% | $4,936/mo | −$1,865/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,475/mo | −$1,620/mo | -15.9% | $4,569/mo | −$1,441/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,624/mo | −$1,457/mo | -14.3% | $4,463/mo | −$1,117/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 ↗
Verizon cell tower
Modification project to an existing wireless telecommunications facility REMOVING AND REPLACING (6) EXISTING ANTENNAS WITH (6) NEW ANTENNAS REMOVING AND REPLACING (6) EXISTING RRUS WITH (3) NEW RRUS
sprint decomissioning
EPC - Remove existing Sprint, now T-Mobile cell site equipment from Tower. Tower will remain.
T-MOBILE M/W - REMODEL
EPC - The removal of Existing MW Equipment at previously leased RC and the installation of like-for-like upgraded MW equipment at same RC.
VZW Cell Tower Modifications
EPC - Proposed VZW Unmanned Telecommunication Facility: - A 12'-0'' x 19' - 0'' lease area. - Outdoor equipment cabinets - Power and telco utilities brought to facility. - A cable ice bridge. -Antennas w/ associated tower mounted equipment on an existing lattice tower.
T MOBILE CELL TOWER
EPC - Telecommunications equipment upgrade on a PG&E transmission tower, in accoradnce with the existing Use Permit. Swapping (3) Antennas for (6) new antennas, removing (3) TMAs, installing (6) RRUs, removing (6) coax, installing (2) Hybrid cables on the tower. On the ground, swapping (1) ancillary cabinet, installing an additional ancillary cabinet, swapping (1) Battery backup cabinet.
Verizon facility
EPC - Proposed Verizon Wireless Unmanned Telecom Facility Including: - a 12'-0" x 19'-0" Lease Area - outdoor equipment cabinets - Power & Telco brought to site - A cable ice bridge - Antenna with associate tower mounted equipment mounted on an existing lattice tower
Cell Site -Remove / Replace 3 antennas and upgrade Breaker
Remove & Replace (3) Antennas on a 1 to 1 Basis. Upgrade circuit breaker to 100A
REMODEL CELL COMPONENTS T-Mobile @ 7850 Amherst Street
REMODEL CELL COMPONENTS REPLACE 3 EXISITING ANTENNASWITH 3 NEW ANTENNAS. REPLACE 6 EXISTING TOWER MOUNTED AMPLIFIERS (TMAs) WIT 3 NEW TMAs, INSTALL 1 NEW 1' MICROWAVE DISH, INSTALL 2 MICROWAVE RADIOS ("ODUs:) GEHIND NEW MICROWAVE AND INSTALL 2 NEW 1/2" COAX.
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
0.31 acres
Assessor's classification for assessment purposes. This is not zoning.
7850 AMHERST 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 052-0170-044-0000. 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.
| $34,000 |
| 3 vs 9 prior−67% |
| Acrf Construction Services | Remodel / interior alteration | 1 on parcel1 in ½ mi | $25,000 | 0 vs 1 prior |
| Betacom | Other | 1 on parcel1 in ½ mi | $25,000 | 0 vs 1 prior |
| Parsons Environment And Infrastructure Group | Remodel / interior alteration | 1 on parcel1 in ½ mi | $10,000 | 0 vs 0 prior |
| California Custom Sunrooms And Patio Covers Recent nearby: 15 Van Horn Ct (Aug 19, 2024) | Addition (adds square footage) | 4 in ½ mi | $27,620 | 9 vs 29 prior−69% |
| Clark Wagaman Designs Recent nearby: 7840 Cavalier Way (Mar 10, 2021) | Addition (adds square footage) | 4 in ½ mi | $25,402 | 14 vs 41 prior−66% |
| Phe Recent nearby: 1795 Rosehall Way (Sep 1, 2023) | Remodel / interior alteration | 4 in ½ mi | $5,949 | 1 vs 52 prior−98% |
| Rose Remodeling Recent nearby: 301 Highfield Cir (Nov 27, 2024) | Remodel / interior alteration | 3 in ½ mi | $213,777 | 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 alterationOn this parcel | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| General repairOn this parcel | 1,579 | 1d | 14d | 29d | 65d | 20d(vs 8d 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.