Sacramento 95838 · Robla · APN 237-0081-053-0000 · 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 $459,000 ($404,000–$514,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 21,000 sq ft lot. Local precedent is active with 8 ADU permits 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 (4 total permits, latest Feb 8, 2024).
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.
$459,000
Benchmark range: $404,000 – $514,000
Closest lead: New home at 1101 Jessie Ave (0.41 mi SE, issued). 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 (~$474/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: 60 homes completed, 27 permitted, 5 proposed or in review.
87 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.
268 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 2.1 yr (since Oct 11, 2024), with no new permit record in 11 mo. · 1 unit · $92,054 declared valuation
Permit issued and active for 2.7 yr (first record Feb 15, 2024), with no completion or new permit record in 6 mo. · 2 units · $465,352 declared valuation
In "In review" for 21 mo since Feb 24, 2025 without an issued building permit. · 1 unit · $400,296 declared valuation
Record RES-2613200 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (803 Blaine Ave): First appeared in published agency feed
Record RES-2621846 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2612146 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2611513 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby new single-family home (930 Beacon Bay Way): First appeared in published agency feed
Record RES-2622300 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2612765 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (4895 Wind Creek Dr): First appeared in published agency feed
Record RES-2623341 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (4439 May St): Status changed from Plan Check Target to Issued
Record RES-2618891 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (4439 May St): Issued date changed from (blank) to 2026-10-06
Record RES-2618891 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (4439 May St): Description text was updated
Record RES-2618891 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (4590 Windcloud Ave): Status changed from Issued to Finaled
Record RES-2619322 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (1137 Jessie Ave): First appeared in published agency feed
Record RES-2623188 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (749 Ephesus Ave): First appeared in published agency feed
Record RES-2621931 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (1274 Lamberton Cir): First appeared in published agency feed
Record RES-2621552 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2521906 · 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 →Active in "Issued" for 13 mo (first record Oct 17, 2025) with no new permit activity recorded in 12 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
Active in "Issued" for 13 mo (first record Sep 30, 2025) with no new permit activity recorded in 13 mo. project_name changed to "Plan 2686C Jessie- lot 38 Archer Estates" in snapshot Nov 1, 2026.
Active in "Issued" for 13 mo (first record Sep 30, 2025) with no new permit activity recorded in 13 mo. project_name changed to "Plan 2388A LOT 39 Jessie- Archer Estates" in snapshot Nov 1, 2026.
Active in "Issued" for 13 mo (first record Sep 30, 2025) with no new permit activity recorded in 13 mo. project_name changed to "Plan 1429A LOT 41 Jessie- Archer Estates" in snapshot Nov 1, 2026.
Active in "Issued" for 13 mo (first record Oct 17, 2025) with no new permit activity recorded in 12 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
In "In review" for 21 mo (since Feb 24, 2025), 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 |
|---|---|---|---|---|
| Ward And Son Construction | Addition (adds square footage) | 1 on parcel3 in ½ mi | $279,739 | 4 vs 6 prior |
| Freedom Forever | Solar / battery storage | 1 on parcel1 in ½ mi | $30,525 | 1 vs 5 prior |
| KB Home Sacramento Recent nearby: 930 Beacon Bay Way (Oct 21, 2026) | New single-family home | 80 in ½ mi | $31,088,314 |
| 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 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 ($4,600/yr) + local voter-approved bond debt ($644/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.
−$16,314/yr
Cash needed: $101,200
NOI: $11,599/yr
P&I: $2,326/mo
For $0/mo net cash flow
At $2,075/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 | $1,909/mo | −$1,598/mo | -18.9% | $4,139/mo | −$1,567/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,075/mo | −$1,359/mo | -16.1% | $3,831/mo | −$1,211/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,200/mo | −$1,222/mo | -14.5% | $3,742/mo | −$940/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 ↗
Reviewed by SolarApp+ 5kw Solar PV System, and nullgal Solar WH System (water heater installed null).
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 9 squares of 30yr Laminated Dimensional Composition. In-progress inspection required if 10 squares or greater.
GIBSON PROPERTY; REPAIR DAMAGED ELECTRICAL WIRES
REPAIR DAMAGED ELECTRICAL WIRES AT ELECTRICAL PANEL AND INSTALL NEW WEATHER HEAD DUE TO TREE BRANCH FALLING ON LINES. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
GIBSON - PANEL & GAS LINE
REPLACE PANEL (100A TO 200A), 225' OF NEW FROM SERVICE TO HOME. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. SB 407 “Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).”
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
0.48 acres
Assessor's classification for assessment purposes. This is not zoning.
857 BELL AVE
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 237-0081-053-0000. 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.
| 216 vs 61 prior+254% |
| Reynen And Bardis Homes Recent nearby: 1241 Golden Angel Way (Jul 8, 2020) | New single-family home | 35 in ½ mi | $7,073,423 | 19 vs 0 prior |
| Integrity Pacific Builders Recent nearby: 1235 Golden Angel Way (Jun 7, 2018) | New single-family home | 22 in ½ mi | $3,811,847 | 0 vs 0 prior |
| Riverland Homes Recent nearby: 744 Ephesus Ave (Feb 19, 2020) | New single-family home | 19 in ½ mi | $4,250,793 | 42 vs 0 prior |
| Bhandal Construction Recent nearby: 4411 May St (Mar 14, 2025) | Accessory dwelling unit (new or conversion) | 8 in ½ mi | $1,680,202 | 18 vs 7 prior |
| Aaron Amuchastegui Construction Recent nearby: 5 Oasis Ct (Mar 31, 2017) | New single-family home | 5 in ½ mi | $1,116,023 | 0 vs 0 prior |
| Viceroy Improvement Recent nearby: 1051 Bell Ave (Jul 3, 2024) | Remodel / interior alteration | 3 in ½ mi | $28,455 | 3 vs 15 prior−80% |
| Clark Wagaman Designs Recent nearby: 4201 Cold Creek Way (Aug 27, 2024) | Addition (adds square footage) | 3 in ½ mi | $26,600 | 14 vs 41 prior−66% |
| 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) |
| Solar / battery storageOn this parcel | 3,950 | 0d | 3d | 8d | 27d | 2d |
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.