Sacramento 95823 · Valley Hi / North Laguna · APN 117-1490-002-0000 · City of Sacramento
Zoned R-2B-R in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $421,000 ($370,000–$472,000).
Zone R-2B-R allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
On-parcel permit history is indexed through Sep 13, 2022, 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: minimal flood hazard. 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.
$421,000
Benchmark range: $370,000 – $472,000
Closest lead: 8285 Anton Way ADU (0.37 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 (~$437/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, 1 permitted.
2 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.
195 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.
No ADU or new-home permits recorded within ¼ mile in this window.
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 "Entitled" for 5.3 yr (since Jul 13, 2021), with no new permit record in 5.3 yr. · 1 unit
Nearby electrical / panel (8384 Langtree Way): First appeared in published agency feed
Record RES-2621778 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (233 Cinema St): First appeared in published agency feed
Record RES-2622352 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (5320 Crystal Hill Way): Status changed from Issued to Finaled
Record RES-2620749 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (5085 Village Wood Dr): Status changed from Issued to Finaled
Record RES-2602395 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (5341 Muskingham Way): First appeared in published agency feed
Record RES-2621585 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (8384 Langtree Way): First appeared in published agency feed
Record RES-2621775 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (5641 Rexleigh Dr): First appeared in published agency feed
Record RES-2621619 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (5545 Troutdale Way): First appeared in published agency feed
Record RES-2621814 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (5529 Rightwood Way): Status changed from Issued to Finaled
Record RES-2609957 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (8385 Franklin Blvd): First appeared in published agency feed
Record RES-2622777 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (5071 Accrington Way): First appeared in published agency feed
Record RES-2623364 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (8466 Trammel Way): Status changed from Issued to Finaled
Record RES-2619438 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (5641 Rexleigh Dr): First appeared in published agency feed
Record RES-2621620 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (5240 Shortway Dr): First appeared in published agency feed
Record RES-2622840 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (5035 Village Elm Dr): Status changed from Issued to Finaled
Record RES-2612414 · 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 5.3 yr (since Jul 13, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Active in "Issued" for 21 mo (first record Feb 13, 2025) with no new permit activity recorded in 17 mo.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 11,290 parcels
+2.3% YoY
City baseline: 30.4 / 1k
176 in trailing 24m
Includes 11 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Syncon Homes Of California | New single-family home | 1 on parcel57 in ½ mi | $14,526,557 | 75 vs 45 prior+67% |
| Nexgen Homes Recent nearby: 500 Ashwick Loop (Sep 26, 2019) | New single-family home | 29 in ½ mi | $4,151,328 | 0 vs 1 prior |
| Bear Copper Electric Merged: BEAR COPPER ELECTRIC · BEAR COPPER ELECTRIC INC Recent nearby: 8 Fawnbrook Ct (Apr 9, 2024) |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family homeOn this parcel | 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) |
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 ($4,200/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.
−$14,359/yr
Cash needed: $92,400
NOI: $11,126/yr
P&I: $2,124/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 | −$1,424/mo | -18.5% | $3,804/mo | −$1,394/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$1,197/mo | -15.5% | $3,521/mo | −$1,055/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 | −$1,066/mo | -13.8% | $3,439/mo | −$797/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 ↗
Finaled / completed1 unitsAug 4, 2022 – May 3, 2023
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
WICKFORD SQUARE- PLAN 6 (Option A & C) SCIP PARTICIPATING DEVELOPMENT
NSFR- TWO STORY, FIRST FLOOR @ 825 SF; SECOND FLOOR @ 1176 SF; GARAGE @ 475 SF; PORCH @ 96 SF; SOLAR SMUD SHARE PROGRAM WILL BE UTILIZED Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.
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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2023 | WICKFORD SQUARE- PLAN 6 (Option A & C) SCIP PARTICIPATING DEVELOPMENT(RES-2216465) | SFD · Owner | — | — | 1 (May 3, 2023) | — |
| 2022 | WICKFORD SQUARE- PLAN 6 (Option A & C) SCIP PARTICIPATING DEVELOPMENT(RES-2216465) | SFD · Owner | — | 1 (Sep 13, 2022) | — | — |
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
0.11 acres
Assessor's classification for assessment purposes. This is not zoning.
25 CRUMPET CT
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 117-1490-002-0000. 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 |
| 4 in ½ mi |
| $4,846 |
| 24 vs 75 prior−68% |
| F And T Investments Recent nearby: 26 Dempster Ct (Feb 5, 2019) | Remodel / interior alteration | 3 in ½ mi | $390,000 | 13 vs 11 prior+18% |
| Clark Wagaman Designs Recent nearby: 5341 Calvine Rd (Jul 11, 2023) | Addition (adds square footage) | 3 in ½ mi | $27,950 | 14 vs 41 prior−66% |
| River City Window And Door Merged: RIVER CITY WINDOW & DOOR · RIVER CITY WINDOW & DOOR INC Recent nearby: 8546 Maple Hall Dr (Nov 1, 2023) | Addition (adds square footage) | 2 in ½ mi | $69,133 | 19 vs 82 prior−77% |
| Rose Remodeling Recent nearby: 8294 Lockborne Dr (Jan 9, 2026) | Remodel / interior alteration | 2 in ½ mi | $42,818 | 86 vs 76 prior+13% |
| Fo Kitchen And Baths General Contractor Recent nearby: 5560 Mapleton Way (Feb 3, 2026) | Remodel / interior alteration | 2 in ½ mi | $22,000 | 22 vs 20 prior+10% |
| PBC Enterprises Recent nearby: 5001 Bassett Way (Dec 1, 2023) | Addition (adds square footage) | 2 in ½ mi | $14,027 | 16 vs 21 prior−24% |
| Home Depot USA Recent nearby: 5540 Troutdale Way (Jan 3, 2025) | Remodel / interior alteration | 2 in ½ mi | $11,689 | 18 vs 95 prior−81% |
| Accessory dwelling unit (new or conversion) | 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) |
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.