Sacramento 95838 · Robla · APN 237-0091-002-0000 · City of Sacramento
Zoned C-2-R in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $406,000 ($357,000–$455,000).
On-parcel permit history is indexed through Jan 17, 2023, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
about 70% 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)
Plumbing / water heater / sewer (COM-1616233): Issued after 2 mo — slower than 90% of plumbing / water heater / sewer permits in City of Sacramento (median 0d, 90th pct 1d, n=18,112).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$406,000
Benchmark range: $357,000 – $455,000
Closest lead: New home at 1131 Jessie Ave (0.46 mi S, 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 (~$423/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: 62 homes completed, 16 permitted, 6 proposed or in review; 1 demolition; 2 commercial or mixed-use projects.
85 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.
241 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 C-2 as commercial, 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 "In review" for 4.3 yr (since Aug 9, 2022), with no new permit record in 17 mo. · 1 unit · $371,703 declared valuation
In "Entitled" for 15 mo (since Aug 21, 2025), with no new permit record in 15 mo. · 1 unit
In "Entitled" for 12 mo (since Nov 3, 2025), with no new permit record in 12 mo. · 1 unit
Permit issued and active for 5.4 yr (first record Jun 7, 2021), with no completion or new permit record in 11 mo. · 1 unit · $101,860 declared valuation
In "In review" for 9 mo (since Feb 2, 2026), with no new permit record in 9 mo. · $704,435 declared valuation
In "In review" for 21 mo since Feb 24, 2025 without an issued building permit. · 1 unit · $400,296 declared valuation
Nearby plumbing / water heater / sewer (1508 Katharine Ave): First appeared in published agency feed
Record RES-2623518 · 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 electrical / panel (4713 Raley Blvd): First appeared in published agency feed
Record RES-2621753 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (4333 Fell St): Status changed from Issued to Finaled
Record RES-2601033 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (1222 Main Ave): Status changed from Verify to Issued
Record RES-2615884 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (1222 Main Ave): Issued date changed from (blank) to 2026-10-02
Record RES-2615884 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (1222 Main Ave): Declared valuation changed from 165334.4 to 138619.6
Record RES-2615884 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (1222 Main Ave): Description text was updated
Record RES-2615884 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (1222 Main Ave): Habitable sq ft changed from 968 to 722
Record RES-2615884 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2619807 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2619807 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2619807 · 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
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 2 mo — slower than 90% of plumbing / water heater / sewer permits in City of Sacramento (median 0d, 90th pct 1d, n=18,112).
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 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 2686C Jessie- lot 38 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 5 mo (since May 29, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). work_desc changed to "EPC - Build new 1863 sf residence with 4 bedrooms, 2,5 bathrooms, living room and 452 sf two car garage. 3.2 KW Solar $5,000 Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92." in snapshot Nov 1, 2026.
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 |
|---|---|---|---|---|
| Tolbert Construction | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $5,000 | 0 vs 1 prior |
| Pacific Power Electrical Service | Electrical / panel | 1 on parcel1 in ½ mi | $4,800 | 1 vs 0 prior |
| KB Home Sacramento Recent nearby: 124 Summer Cove Cir (Aug 13, 2026) | New single-family home | 67 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 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 ($4,050/yr) + local voter-approved bond debt ($567/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.
−$12,349/yr
Cash needed: $89,100
NOI: $12,226/yr
P&I: $2,048/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 | −$1,268/mo | -17.1% | $3,678/mo | −$1,232/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,075/mo | −$1,029/mo | -13.9% | $3,405/mo | −$876/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 | −$892/mo | -12.0% | $3,326/mo | −$605/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 ↗
DRY CREEK DISCONNECT
C/O FAILED 400 AMP SERVICE DISCONNECT. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994, are exempt).
SEPTIC ABANDONMENT & SEWER TIE-IN
REF#CPC15-0034 APPROVED IMPROVEMENT PLANS; REMOVE SEPTIC TANK AND INSTALL SEWER LINE TO MUNICIPAL SEWER MAIN
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
3.97 acres
Assessor's classification for assessment purposes. This is not zoning.
4500 DRY CREEK RD; 4500 DRY CREEK RD # 10 # 10; 4500 DRY CREEK RD # 1 # 1
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 237-0091-002-0000. 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.
| $26,889,018 |
| 216 vs 61 prior+254% |
| Reynen And Bardis Homes Recent nearby: 1241 Golden Angel Way (Jul 8, 2020) | New single-family home | 44 in ½ mi | $8,917,655 | 19 vs 0 prior |
| Integrity Pacific Builders Recent nearby: 1223 Golden Angel Way (Jun 7, 2018) | New single-family home | 22 in ½ mi | $3,811,847 | 0 vs 0 prior |
| Dos Amigos Design Industries Recent nearby: 1352 Bell Ave (Jun 13, 2025) | New single-family home | 10 in ½ mi | $2,688,019 | 18 vs 1 prior |
| Bhandal Construction Recent nearby: 4405 May St (Mar 14, 2025) | Accessory dwelling unit (new or conversion) | 8 in ½ mi | $1,680,202 | 18 vs 7 prior |
| Terry Development Recent nearby: 1436 Katharine Ave (Sep 29, 2016) | New single-family home | 4 in ½ mi | $897,588 | 0 vs 0 prior |
| Dkumar General Construction Recent nearby: 4361 Balsam St (Dec 12, 2025) | Accessory dwelling unit (new or conversion) | 3 in ½ mi | $266,227 | 6 vs 1 prior |
| Pacific Builders Recent nearby: 4271 Clay Creek Way (May 29, 2024) | Addition (adds square footage) | 3 in ½ mi | $35,916 | 12 vs 26 prior−54% |
| 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) |
| Electrical / panelOn this parcel | 11,023 | 0d | 0d | 0d | 5d | 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.