Sacramento 95838 · East Del Paso Heights · APN 238-0140-029-0000 · City of Sacramento
Zoned R-1A-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $735,000 ($647,000–$823,000).
Zone R-1A-SPD allows residential use qualifying for ministerial ADU review under state law (17 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Jul 20, 2023).
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.
$735,000
Benchmark range: $647,000 – $823,000
Closest lead: McClellan Heights Townhomes (480 ft NE, 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 (~$736/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: 22 homes completed, 7 permitted, 1 proposed or in review.
17 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.
108 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-1A as two-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 "Fee estimate" for 7.1 yr (since Oct 3, 2019), with no new permit record in 7.1 yr. · 1 unit · $308,931 declared valuation
In "Entitled" for 6.2 yr (since Sep 2, 2020), with no new permit record in 6.2 yr. · 1 unit
In "Entitled" for 5.8 yr (since Jan 27, 2021), with no new permit record in 5.8 yr. · 2 units
In "Entitled" for 5.5 yr (since May 5, 2021), with no new permit record in 5.5 yr. · 1 unit
In "Entitled" for 5 yr (since Nov 18, 2021), with no new permit record in 5 yr. · 21 units
Permit issued and active for 7.9 yr (first record Dec 21, 2018), with no completion or new permit record in 3.8 yr. · $1,715,472 declared valuation
Record RES-2619024 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2619024 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2619024 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (4131 Mogan Valley St): First appeared in published agency feed
Record RES-2621750 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2117 Bell Ave): Status changed from Issued to Finaled
Record RES-2620360 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2224 Bell Ave): Status changed from Issued to Finaled
Record RES-2600220 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2526102 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (9 Granville Ct): First appeared in published agency feed
Record RES-2623776 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (9 Granville Ct): First appeared in published agency feed
Record RES-2622541 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2526100 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2526295 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (2216 Rene Ave): Status changed from Issued to Expired Permit
Record RES-2521976 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (4029 Astoria St): Status changed from Issued to Expired Permit
Record RES-2521761 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby accessory dwelling unit (new or conversion) (2244 Downar Way): First appeared in published agency feed
Record RES-2622350 · 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)
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 yr (since Nov 18, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (21 housing units across 0 permits).
Active in "Issued" for 7.9 yr (first record Dec 21, 2018) with no new permit activity recorded in 3.8 yr. High-impact scale ($1,715,472 declared valuation across 5 permits).
Active in "Issued" for 3.6 yr (first record Apr 5, 2023) with no new permit activity recorded in 2.8 yr. High-impact scale ($1,165,723 declared valuation across 3 permits).
In "Fee estimate" for 7.1 yr (since Oct 3, 2019), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 5.5 yr (since May 5, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 5.8 yr (since Jan 27, 2021), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,543 parcels
−30.8% YoY
City baseline: 30.4 / 1k
22 in trailing 24m
Includes 24 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Izba Development | Accessory dwelling unit (new or conversion) | 2 on parcel2 in ½ mi | $694,619 | 2 vs 2 prior |
| Riverland Homes Recent nearby: 2151 Rene Ave (Mar 5, 2026) | Accessory dwelling unit (new or conversion) | 22 in ½ mi | $7,762,433 | 42 vs 0 prior |
| Spanda Industrial Development Recent nearby: 1951 Bell Ave (Jul 14, 2024) | Addition (adds square footage) |
| 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-plexOn this parcel | 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 ($7,350/yr) + local voter-approved bond debt ($1,029/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.
−$36,135/yr
Cash needed: $161,700
NOI: $8,464/yr
P&I: $3,717/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 | −$3,250/mo | -24.1% | $6,445/mo | −$3,240/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,075/mo | −$3,011/mo | -22.3% | $5,966/mo | −$2,884/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 | −$2,874/mo | -21.3% | $5,827/mo | −$2,613/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 / completed2 unitsAug 31, 2022 – Apr 28, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
ADU
EPC - EXPEDITED 10.7,5- SHARED PLANS 2 -- ADU 2311 Downar Way -- is 1,193 sq ft with 369 sq ft garage and 35 sq ft covered porch. Each unit will have 3.4 KW solar system valued at $11,000. SOLAR KW 3.4 $11000 Shared plans reviewed under RES-2223569.
New Duplex
EPC - EXPEDITED 10.7,5- SHARED PLANS 2 -- New construction of a duplex . Unit 1 address is 2315 Downar Way - 1,271 sq ft with 362 sq ft garage and 26 sq ft covered porch. Unit 2 address is 2313 Downar Way is 1,258 sq ft with 371 sq ft garage and 32 sq ft covered porch. SOLAR KW 3.4 $11000 Shared plans reviewed under RES-2223569
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 |
|---|---|---|---|---|---|---|
| 2025 | New Duplex(RES-2223569) | 2 to 4 · Renter | — | — | 2 (Apr 28, 2025) | — |
| 2025 | ADU(RES-2223572) | ADU · Renter | — | — | 1 (Apr 28, 2025) | — |
| 2023 | New Duplex(RES-2223569) | 2 to 4 · Renter | — | 2 (Jul 20, 2023) | — | — |
| 2023 | ADU(RES-2223572) | ADU · Renter | — | 1 (Jul 20, 2023) | — | — |
| 2022 | 2415 Downar Way Duplex and ADU(DR22-070) | 2 to 4 · Renter | 2 (Aug 31, 2022) | — | — | — |
| 2022 | 2415 Downar Way Duplex and ADU(IR22-135) | ADU · Renter | 1 (Aug 31, 2022) | — | — | — |
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
0.45 acres
Assessor's classification for assessment purposes. This is not zoning.
2311 DOWNAR WAY; 2313 DOWNAR WAY; 2315 DOWNAR 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 238-0140-029-0000. 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.
| 3 in ½ mi |
| $3,550,797 |
| 1 vs 3 prior |
| Sacramento Refrigeration Recent nearby: 1951 Bell Ave (Apr 2, 2024) | Commercial tenant improvement | 2 in ½ mi | $2,566,730 | 0 vs 0 prior |
| Tri West Homes Recent nearby: 2270 Mogan Ave (Jun 20, 2016) | New single-family home | 2 in ½ mi | $215,001 | 0 vs 1 prior |
| William Construction Recent nearby: 2212 Rene Ave (Nov 25, 2025) | Accessory dwelling unit (new or conversion) | 2 in ½ mi | $211,054 | 4 vs 7 prior |
| Jackson Properties Recent nearby: 1951 Bell Ave (Dec 22, 2021) | Commercial tenant improvement | 2 in ½ mi | $90,000 | 12 vs 23 prior−48% |
| Gustafson Construction Recent nearby: 2150 Bell Ave (Aug 19, 2016) | Commercial tenant improvement | 2 in ½ mi | $15,000 | 0 vs 0 prior |
| Eagle International Recent nearby: 2320 Piercy Way (Sep 5, 2024) | Remodel / interior alteration | 2 in ½ mi | $8,000 | 42 vs 19 prior+121% |
| Kaler Dobler Construction Recent nearby: 2150 Bell Ave 125 (Sep 13, 2018) | Commercial tenant improvement | 1 in ½ mi | $488,000 | 0 vs 0 prior |
| Accessory dwelling unit (new or conversion)On this parcel | 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) |
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.