Sacramento 95823 · Valley Hi / North Laguna · APN 119-0362-009-0000 · 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 $446,000 ($392,000–$500,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 5,400 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Nov 28, 2023).
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.
$446,000
Benchmark range: $392,000 – $500,000
Closest lead: 3990 Deer Run Way ADU (100 ft W, 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 (~$461/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 proposed or in review.
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.
344 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-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 5.4 yr (since Jun 17, 2021), with no new permit record in 5.4 yr. · 1 unit
In "Entitled" for 5.3 yr (since Jul 29, 2021), with no new permit record in 5.3 yr. · 1 unit
Permit issued and active for 5.4 yr (first record Jun 23, 2021), with no completion or new permit record in 4.8 yr. · 1 unit · $80,000 declared valuation
In "In review" for 8 mo (since Mar 11, 2026), with no new permit record in 8 mo. · 1 unit · $320,000 declared valuation
Nearby roof replacement (3910 Samos Way): Status changed from Issued to Finaled
Record RES-2615530 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (108 Creekside Cir): First appeared in published agency feed
Record RES-2622367 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (10 Deer Grove Ct): Status changed from Issued to Finaled
Record RES-2613520 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (3617 Fallis Cir): Status changed from Issued to Finaled
Record RES-2612526 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (7619 Bluebrook Way): Status changed from Applied to Plan Check Wait
Record RES-2621227 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (7895 Ann Arbor Way): Status changed from Issued to Expired Permit
Record RES-2516201 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (7857 Deerglen Way): Status changed from Issued to Expired Permit
Record RES-2522238 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (7933 Detroit Blvd): First appeared in published agency feed
Record RES-2621845 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (3617 Fallis Cir): Status changed from Issued to Finaled
Record RES-2612527 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (3735 Samos Way): First appeared in published agency feed
Record RES-2622293 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (3880 Samos Way): Status changed from Issued to Finaled
Record RES-2617978 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (8 Veloz Ct): Status changed from Issued to Expired Permit
Record RES-2521304 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (173 Cedar Rock Cir): Status changed from Issued to Finaled
Record RES-2619185 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (4299 Autumn Sky Dr): First appeared in published agency feed
Record RES-2623618 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (4060 Black Tail Dr): First appeared in published agency feed
Record RES-2623000 · 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 5.4 yr (since Jun 17, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "In review" for 8 mo (since Mar 11, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 5.3 yr (since Jul 29, 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 5.4 yr (first record Jun 23, 2021) with no new permit activity recorded in 4.8 yr.
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 |
|---|---|---|---|---|
| Quality First Home Improvement | Addition (adds square footage) | 2 on parcel4 in ½ mi | $37,500 | 2 vs 20 prior−90% |
| Consolidated Mechanical | HVAC / heat pump | 2 on parcel2 in ½ mi | $6,680 | 0 vs 0 prior |
| Leyvas Roofing | Roof replacement | 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 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 ($4,450/yr) + local voter-approved bond debt ($623/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.
−$16,161/yr
Cash needed: $97,900
NOI: $10,841/yr
P&I: $2,250/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 | −$1,574/mo | -19.3% | $4,014/mo | −$1,546/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$1,347/mo | -16.5% | $3,715/mo | −$1,207/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 | −$1,216/mo | -14.9% | $3,629/mo | −$949/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 ↗
Patio Cover 10 X 14 w/Electrical
NEW 10 X 14 SOLID PATIO COVER WITH FAN 140 SQ FT. Water conserving fixtures are required to be installed throughout this structure per SB 407 (Note: Residences built after January 1, 1994 are exempt). Carbon monoxide & Smoke alarms required. Reference 2022 CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION.
Patio Cover 8' x 14'
New 8 X 14 solid patio cover with fan 112 sq ft. Water conserving fixtures are required to be installed throughout this structure per SB 407 (Note: Residences built after January 1, 1994 are exempt). Carbon monoxide & Smoke alarms required. Reference 2022 CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION.
Change-out Condenser/Coil Only (Split System) to Condenser/Coil Only (Split System). 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%.
Re- Roof Residential
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 24 squares of 30yr Laminated Dimensional Composition. CRRC: 0668-0116 Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R31. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).
Change-out installation of Gas - 050 gallon to Electric - 052 gallon, located inside building, screening not required.
HVAC-C/O Furnace only
No Duct Work Permitted. Change-out Furnace Only (Split System) to Furnace Only (Split System). 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%.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
0.12 acres
Assessor's classification for assessment purposes. This is not zoning.
4000 DEER RUN WAY
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 119-0362-009-0000. 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.
| $11,990 |
| 0 vs 0 prior |
| Pacific Builders Recent nearby: 4300 Blackford Way (Jun 25, 2019) | Addition (adds square footage) | 7 in ½ mi | $116,682 | 12 vs 26 prior−54% |
| Rose Remodeling Recent nearby: 7836 Deerglen Way (Feb 6, 2026) | Remodel / interior alteration | 4 in ½ mi | $157,689 | 86 vs 76 prior+13% |
| Eagle International Recent nearby: 4299 Autumn Sky Dr (Oct 21, 2026) | Remodel / interior alteration | 3 in ½ mi | $10,000 | 42 vs 19 prior+121% |
| Town And Country Contractors Recent nearby: 4420 Mack Rd (Jan 26, 2021) | Commercial tenant improvement | 2 in ½ mi | $287,012 | 2 vs 2 prior |
| River City Window And Door Recent nearby: 4045 Deer Hill Dr (Mar 27, 2024) | Remodel / interior alteration | 2 in ½ mi | $84,005 | 19 vs 82 prior−77% |
| Sears Home Improvement Products Recent nearby: 3664 Reel Cir (Nov 3, 2017) | Remodel / interior alteration | 2 in ½ mi | $40,587 | 0 vs 0 prior |
| Best Of Remodel Recent nearby: 15 Deer Ct (Jan 30, 2025) | Remodel / interior alteration | 2 in ½ mi | $30,000 | 21 vs 3 prior |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage)On this parcel | 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.