Sacramento 95838 · Robla · APN 226-0080-109-0000 · 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 $452,000 ($398,000–$506,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 29,450 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
On-parcel permit history is indexed through Nov 20, 2019, 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.
$452,000
Benchmark range: $398,000 – $506,000
New single-family home (RES-1908194): Issued after 6 mo (4.4× the 45d median) — slower than 90% of new single-family home permits in City of Sacramento (median 45d, 90th pct 184d, n=3,657).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Barbic Subdivision (380 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 (~$467/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: 5 homes completed; 1 commercial or mixed-use project.
5 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.
63 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 6.5 yr (since May 14, 2020), with no new permit record in 6.5 yr. · 6 units
In "Entitled" for 4.4 yr (since Jul 6, 2022), with no new permit record in 4.4 yr. · 1 unit
In "Entitled" for 3.7 yr (since Mar 10, 2023), with no new permit record in 3.2 yr. · 1 unit · $74,440 declared valuation
In "Entitled" for 3 yr (since Nov 14, 2023), with no new permit record in 3 yr. · 1 unit
Permit issued and active for 2.5 yr (first record Apr 30, 2024), with no completion or new permit record in 2 yr. · 1 unit · $99,648 declared valuation
In "In review" for 10 mo (since Dec 31, 2025), with no new permit record in 10 mo. · $10,794,706 declared valuation
Nearby permit (dde1b10a58605ea4975f00bfedadf3200da2ca75): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (0524ed254fae74d751fc0358789907b5d858d446): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (afa6320b3328bd9bd7a8f9f056340f08737cf915): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (1312 Ascot Ave): Status changed from Issued to Finaled
Record RES-2620442 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (1010 Claire Ave): Status changed from Issued to Finaled
Record RES-2620519 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (806 Vinci Ave): Status changed from Issued to Expired Permit
Record RES-2520322 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (1113 Pinedale Ave): Status changed from Applied to Expired Application
Record RES-2607027 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (1104 Rood Ave): Status changed from Issued to Expired Permit
Record RES-2521114 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (5129 Dry Creek Rd): Status changed from Issued to Finaled
Record RES-2604655 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (349c4843e55581b395f72d0f5aaa1d2c1dde6f5d): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Latest published Zillow Home Value Index (ZHVI) update
Changed from $392,665 in September 2025 to $392,307 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95838 (not a parcel appraisal)
0 Claire Ave · $10,794,706 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Annual ZIP 95838 home-value index checkpoint
Changed from $407,441 in September 2024 to $392,665 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95838 (not a parcel appraisal)
1354 Ascot Ave · 2 units · $317,580 valuation
Records span Aug 9, 2024 to Mar 25, 2025 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
1032 Claire Ave · 1 unit · $116,609 valuation
Records span Sep 28, 2020 to Mar 11, 2025 (4 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project 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 6.5 yr (since May 14, 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 (6 housing units across 0 permits).
Issued after 6 mo (4.4× the 45d median) — slower than 90% of new single-family home permits in City of Sacramento (median 45d, 90th pct 184d, n=3,657).
Pending in review for 7.5 yr (67.0× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
In "Entitled" for 3 yr (since Nov 14, 2023), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 4.4 yr (since Jul 6, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 3.7 yr (since Mar 10, 2023), 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 2,703 parcels
−14.3% YoY
City baseline: 30.4 / 1k
39 in trailing 24m
Includes 11 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Stephen A Hunter Recent nearby: 1370 Vinci Ave 110 (Jun 25, 2021) | Commercial tenant improvement | 7 in ½ mi | $946,267 | 0 vs 0 prior |
| Habitat For Humanity Of Greater Sacramento Recent nearby: 854 Vinci Ave (May 16, 2023) | New single-family home | 6 in ½ mi | $1,097,895 | 0 vs 13 prior−100% |
| Julia Barbic Recent nearby: (Oct 12, 2023) |
| 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 95838
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 ($6,685/yr) + local voter-approved bond debt ($936/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.
Statutory notes: Under CA Gov. Code § 66324 (SB 13), local agencies cannot impose development impact fees on ADUs under 750 sq ft (plan-check, school district fees ≥500 sq ft, and utility connection fees still apply). Under CA Rev. & Tax. Code § 71, building an ADU triggers a supplemental assessment on the new construction value without reassessing the existing dwelling or land. Newly built ADUs also carry a rolling 15-year exemption from statewide AB 1482 rent caps from certificate of occupancy.
−$18,377/yr
Cash needed: $153,625
NOI: $24,471/yr
P&I: $3,571/mo
For $0/mo net cash flow
At $3,775/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 | $3,473/mo | −$1,965/mo | -15.4% | $6,216/mo | −$1,882/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,775/mo | −$1,531/mo | -12.0% | $5,754/mo | −$1,234/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $4,002/mo | −$1,282/mo | -10.0% | $5,620/mo | −$741/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 unitsMay 7, 2019 – Nov 20, 2019
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
NSFR
EXPEDITED - EPC Submittal - New Residential Building (3 Bed, 3 Bath) - New one story single family dwelling 2183 sq.ft. attached Garage 493 sq.ft. covered front porch 50 sq.ft. and rear patio 444 sq.ft. Demolition of the existing single family residence and detach garage to be pull under a separate permit. “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.”
Demolish SFR
Demolish 1140-sqft SFR to prepare for new construction
EPC Submittal - New Residential Building - New one story single family dwelling 2183 sq.ft. attached Garage 493 sq.ft. covered front porch and rear patio 494 sq.ft.
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 |
|---|---|---|---|---|---|---|
| 2019 | nsfr(RES-1908194) | SFD · Owner | — | 1 (Nov 20, 2019) | — | — |
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
0.68 acres
Assessor's classification for assessment purposes. This is not zoning.
1115 NEAL RD
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 15, 2026 · Retrieved Nov 15, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 226-0080-109-0000. 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.
| New single-family home |
| 5 in ½ mi |
| $1,353,474 |
| 0 vs 5 prior |
| Richard Sanders General Contractor Recent nearby: 1039 Claire Ave (May 10, 2023) | New single-family home | 4 in ½ mi | $327,275 | 3 vs 6 prior |
| Premier Pools Recent nearby: 831 Rio Robles Ave (Apr 24, 2020) | Pool / spa | 4 in ½ mi | $160,492 | 0 vs 0 prior |
| Clark Wagaman Designs Recent nearby: 839 Rio Robles Ave (Sep 12, 2016) | Addition (adds square footage) | 3 in ½ mi | $48,737 | 14 vs 41 prior−66% |
| Hunter Stephen A Recent nearby: 1370 Vinci Ave (Jun 18, 2019) | New commercial / non-residential building | 2 in ½ mi | $5,493,800 | 0 vs 0 prior |
| Champion Contractors Recent nearby: 1470 Vinci Ave (May 24, 2017) | Addition (adds square footage) | 2 in ½ mi | $1,695,843 | 0 vs 0 prior |
| White River Construction Recent nearby: 1342 Ascot Ave (Mar 21, 2017) | Demolition | 2 in ½ mi | $450,456 | 0 vs 0 prior |
| Izba Development Recent nearby: 5338 Ada Ln (May 24, 2021) | New single-family home | 2 in ½ mi | $362,403 | 2 vs 2 prior |
| Accessory dwelling unit (new or conversion) | 1,693 | 57d | 97d | 172d | 284d | 97d(vs 103d prior) |
| DemolitionOn this parcel | 705 | 0d | 1d | 7d | 35d | 2d |
| 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.