Sacramento 95838 · Robla · APN 237-0520-024-0000 · 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 $406,000 ($357,000–$455,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 6,098 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
On-parcel permit history is indexed through Jul 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)
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.
$406,000
Benchmark range: $357,000 – $455,000
Closest lead: La Bella on Bell Avenue (0.29 mi SE, fee estimate). 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: 5 homes completed, 3 permitted, 2 proposed or in review.
7 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.
200 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 7.6 yr (since Apr 5, 2019), with no new permit record in 7.6 yr. · 1 unit
In "Fee estimate" for 6.5 yr (since Apr 28, 2020), with no new permit record in 6.5 yr. · 56 units · $5,064,614 declared valuation
In "Entitled" for 6 yr (since Oct 27, 2020), with no new permit record in 6 yr. · 4 units
In "Entitled" for 6 yr (since Nov 4, 2020), with no new permit record in 6 yr. · 4 units
Permit issued and active for 6.4 yr (first record Jun 8, 2020), with no completion or new permit record in 5.7 yr. · 2 units · $328,870 declared valuation
In "Entitled" for 5.2 yr (since Sep 16, 2021), with no new permit record in 5.2 yr. · 1 unit
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
Nearby plan revision / deferred submittal (501 Jessie Ave): First appeared in published agency feed
Record COM-2621744 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (328 Las Animas Cir): Status changed from Issued to Expired Permit
Record RES-2521384 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (601 Grace Ave): Status changed from Issued to Finaled
Record RES-2621266 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (501 Jessie Ave): Description text was updated
Record COM-2615564 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (4207 Norwood Ave): Status changed from Plan Check Target to Plan Check Wait
Record COM-2620757 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2524890 · 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 plumbing / water heater / sewer (4840 Dry Dock Way): First appeared in published agency feed
Record RES-2623732 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (600 Granger Ave): First appeared in published agency feed
Record RES-2623032 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (771 Taylor Morgan Way): First appeared in published agency feed
Record RES-2622526 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (925 Sandemara St): Status changed from Issued to Finaled
Record RES-2611039 · 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 "Fee estimate" for 6.5 yr (since Apr 28, 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 (56 housing units, $5,064,614 declared valuation across 1 permit).
In "In review" for 16 mo (since Jul 16, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Expired Application" in snapshot Nov 1, 2026.
In "Entitled" for 6 yr (since Nov 4, 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 (4 housing units across 0 permits).
In "Entitled" for 6 yr (since Oct 27, 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 (4 housing units across 0 permits).
In "Entitled" for 2.8 yr (since Jan 18, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (8 housing units across 0 permits).
In "Entitled" for 5.2 yr (since Sep 16, 2021), 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 |
|---|---|---|---|---|
| Woodruff Construction | Roof replacement | 1 on parcel1 in ½ mi | $13,000 | 0 vs 0 prior |
| Sierra Valley Mechanical | HVAC / heat pump | 1 on parcel1 in ½ mi | $12,300 | 47 vs 6 prior |
| Muradu Construction | Windows / doors / siding | 1 on parcel1 in ½ mi | $4,000 |
| 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 ↗
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 25 squares of 30yr Laminated Dimensional Composition. In-progress inspection required if 10 squares or greater.
Window Change-out
Non-structural change-out of (8) windows in same sizes and locations. Smoke & Carbon Monoxide Alarms required per CRC sections R314 & R315. Access to perform inspection/s must be provided by the Party requesting the inspection.
Change-out w/new ducts Split System to 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%.
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
0.14 acres
Assessor's classification for assessment purposes. This is not zoning.
4491 WINDCLOUD 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 237-0520-024-0000. 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.
| 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: 730 Taylor Morgan Way (Mar 31, 2017) | New single-family home | 5 in ½ mi | $1,116,023 | 0 vs 0 prior |
| Forest Services Recent nearby: 4215 Norwood Ave (May 30, 2019) | Commercial tenant improvement | 5 in ½ mi | $356,050 | 0 vs 0 prior |
| Kitchen Mart Recent nearby: 4586 Windcloud Ave (Sep 1, 2023) | Remodel / interior alteration | 4 in ½ mi | $111,803 | 62 vs 72 prior−14% |
| Riverland Homes Recent nearby: 701 Ephesus Ave (Oct 22, 2019) | New single-family home | 3 in ½ mi | $693,341 | 42 vs 0 prior |
| F And T Investments Recent nearby: 1077 Andy Cir (Feb 14, 2020) | Addition (adds square footage) | 3 in ½ mi | $325,324 | 13 vs 11 prior+18% |
| Connected Technology Recent nearby: 1015 Galleon Way (Feb 18, 2025) | Remodel / interior alteration | 3 in ½ mi | $2,675 | 117 vs 248 prior−53% |
| 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) |
| 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.