Sacramento 95838 · West Del Paso Heights · APN 250-0102-005-0000 · 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 $405,000 ($356,000–$454,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 6,970 sq ft lot. Local precedent is active with 3 ADU permits 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 Aug 10, 2026, 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.
$405,000
Benchmark range: $356,000 – $454,000
Repair tied to a housing/code case (RES-1810339): Issued after 16 mo (48.7× the 10d median) — slower than 90% of repair tied to a housing/code case permits in City of Sacramento (median 10d, 90th pct 164d, n=310).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: New home at 441 Kesner Ave (0.11 mi W, in review). 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 (~$422/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: 7 homes completed, 14 permitted, 8 proposed or in review.
24 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.
294 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 6.1 yr (since Oct 13, 2020), with no new permit record in 5.4 yr. · 1 unit · $176,342 declared valuation
In "Entitled" for 5.2 yr (since Aug 17, 2021), with no new permit record in 5.2 yr. · 1 unit
In "Entitled" for 5.2 yr (since Sep 13, 2021), with no new permit record in 5.2 yr. · 1 unit
In "Entitled" for 5 yr (since Nov 18, 2021), with no new permit record in 5 yr. · 2 units
Permit issued and active for 5.1 yr (first record Sep 27, 2021), with no completion or new permit record in 4.4 yr. · 1 unit · $41,313 declared valuation
In "Entitled" for 4.2 yr (since Aug 30, 2022), with no new permit record in 4.2 yr. · 1 unit
Nearby permit (50a8dc6c92bcc6e7964da2b28b57af1bfbee95da): 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 (ce427257dfe23ba68c91ee01c468c54e5b868a04): 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 (c19cf526ffbdccf9ff81af2ea3344d6558f53ef3): 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 (e848145e44305c6476fae754ebeb768d63f49830): 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 (0a43d59f0e4f988bc5b401c0cce35966992bbc7a): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2618474 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (3540 Norwood Ave): First appeared in published agency feed
Record COM-2623386 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (824 Nogales St): First appeared in published agency feed
Record COM-2623415 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2620136 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (3525 Norwood Ave): First appeared in published agency feed
Record COM-2623101 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2613633 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (629 South Ave): Status changed from Issued to Finaled
Record RES-2620517 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (3530 Rio Linda Blvd): First appeared in published agency feed
Record RES-2621950 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (611 Ford Rd): Description text was updated
Record RES-2605284 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (611 Ford Rd): First appeared in published agency feed
Record RES-2622508 · 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 "In review" for 6 mo (since May 4, 2026), 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 "Finaled" in snapshot Nov 1, 2026.
Issued after 16 mo (48.7× the 10d median) — slower than 90% of repair tied to a housing/code case permits in City of Sacramento (median 10d, 90th pct 164d, n=310).
In "In review" for 5 mo (since Jun 29, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). valuation changed to "221828.1" in snapshot Nov 1, 2026.
In "Entitled" for 5 yr (since Nov 18, 2021), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
In "Entitled" for 4 yr (since Nov 9, 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 5.2 yr (since Sep 13, 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 1,078 parcels
Small prior baseline
City baseline: 30.4 / 1k
17 in trailing 24m
Includes 11 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Round Tuit Heating And Air | HVAC / heat pump | 1 on parcel1 in ½ mi | $16,408 | 0 vs 0 prior |
| Del Paso Homes Recent nearby: 3809 Altos Ave (Jul 29, 2022) | New single-family home | 91 in ½ mi | $19,385,786 | 0 vs 0 prior |
| Cuttle Construction Recent nearby: 641 Dora Huntzing Ave (Oct 17, 2019) | New single-family home |
| 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 ↗
No Duct Work Permitted. Change-out Split System to Split System (all-electric heat pump). 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%.
HSG Case 17-028619 Residential Addition w/ Conversion Remodel
HSG Case 17-028619 Residential Addition w/ Conversion Remodel of previously existing 2 Story 4BR 2.5Bath 1885 SF SFR w/ attached 473SF Garage. New 293 SF addition for MBath , laundry room and closet and a 357 SF partial conversion of the garage space into a family room. Creating a 2 Story 2535 SF 4BR w/ 3.5 Baths w/ attached storage area. “Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).” Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
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
0.16 acres
Assessor's classification for assessment purposes. This is not zoning.
532 KESNER 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 250-0102-005-0000. 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.
| $14,031,090 |
| 1 vs 1 prior |
| Bullard Recent nearby: 3651 Norwood Ave (Sep 25, 2018) | Addition (adds square footage) | 20 in ½ mi | $2,343,600 | 1 vs 3 prior |
| Clark Wagaman Designs Recent nearby: 3461 Taylor St (May 27, 2022) | Addition (adds square footage) | 4 in ½ mi | $28,372 | 14 vs 41 prior−66% |
| Bhandal Construction Recent nearby: 3438 Rio Linda Blvd (Aug 28, 2019) | New duplex / half-plex | 3 in ½ mi | $897,310 | 18 vs 7 prior |
| Read Construction Recent nearby: 3301 Norwood Ave 8 (Jun 27, 2019) | Commercial tenant improvement | 3 in ½ mi | $305,000 | 0 vs 0 prior |
| Jl Design And Build Recent nearby: 3540 Norwood Ave (Sep 28, 2022) | Addition (adds square footage) | 3 in ½ mi | $284,749 | 0 vs 0 prior |
| Dabillders Recent nearby: 725 Fran Barker Ave (Jul 10, 2023) | Addition (adds square footage) | 3 in ½ mi | $47,116 | 0 vs 2 prior |
| Quality First Home Improvement Recent nearby: 3527 Mamie Jennings Way (Sep 2, 2022) | Addition (adds square footage) | 3 in ½ mi | $19,572 | 2 vs 20 prior−90% |
| 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) |
| HVAC / heat pumpOn this parcel | 19,324 | 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.