Sacramento 95838 · Oak Knoll · APN 250-0540-086-0000 · City of Sacramento
Zoned R-1A in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $337,000 ($297,000–$377,000).
Zone R-1A allows residential use qualifying for ministerial ADU review under state law (6 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
On-parcel permit history is indexed through Jul 20, 2022, 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.
$337,000
Benchmark range: $297,000 – $377,000
New home at 25 Oak Manor Way: Active in "Issued" for 4.8 yr (first record Jan 20, 2022) with no new permit activity recorded in 4.4 yr.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: New home at 5 Brookbay Way (480 ft SW, 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 (~$358/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: 31 homes completed, 25 permitted, 8 proposed or in review; 1 commercial or mixed-use project.
65 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.
168 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.
Permit issued and active for 4.8 yr (first record Jan 20, 2022), with no completion or new permit record in 4.4 yr. · 1 unit · $232,000 declared valuation
Permit issued and active for 4.9 yr (first record Dec 7, 2021), with no completion or new permit record in 17 mo. · 1 unit · $272,334 declared valuation
Permit issued and active for 4.5 yr (first record May 19, 2022), with no completion or new permit record in 17 mo. · 1 unit · $291,277 declared valuation
Permit issued and active for 4.2 yr (first record Aug 30, 2022), with no completion or new permit record in 17 mo. · 1 unit · $261,487 declared valuation
Permit issued and active for 4.2 yr (first record Aug 31, 2022), with no completion or new permit record in 17 mo. · 1 unit · $250,274 declared valuation
Permit issued and active for 4.2 yr (first record Aug 30, 2022), with no completion or new permit record in 11 mo. · 1 unit · $251,429 declared valuation
Nearby fire alarm / sprinkler (3870 Rosin Ct 150): First appeared in published agency feed
Record COM-2621572 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (0 Rosin Ct): First appeared in published agency feed
Record COM-2622971 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (0 Rosin Ct): First appeared in published agency feed
Record COM-2622968 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby new commercial / non-residential building (0 Rosin Ct): First appeared in published agency feed
Record COM-2622970 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby new garage / accessory structure (0 Rosin Ct): First appeared in published agency feed
Record COM-2622966 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2508210 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (3870 Rosin Ct 150): First appeared in published agency feed
Record COM-2623611 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (0 Rosin Ct): First appeared in published agency feed
Record COM-2622967 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (3840 Rosin Ct 170): Status changed from Plan Check Target to Issued
Record COM-2619100 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (3840 Rosin Ct 170): Issued date changed from (blank) to 2026-10-12
Record COM-2619100 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (30 Shiva Ct): First appeared in published agency feed
Record RES-2623111 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (259 Du Bois Ave): Status changed from Issued to Expired Permit
Record RES-2520251 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (3810 Rosin Ct 100): First appeared in published agency feed
Record COM-2622505 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (665 Turnstone Dr): Status changed from Issued to Finaled
Record RES-2618239 · 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 →Active in "Issued" for 4.8 yr (first record Jan 20, 2022) with no new permit activity recorded in 4.4 yr.
Active in "Issued" for 4.9 yr (first record Dec 7, 2021) with no new permit activity recorded in 17 mo. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
Issued after 5 mo (3.2× the 45d median) — above the 75th percentile for new single-family home permits in City of Sacramento (median 45d, 75th pct 85d, n=3,657).
Active in "Issued" for 19 mo (first record Apr 23, 2025) with no new permit activity recorded in 17 mo.
Active in "Issued" for 4.5 yr (first record May 19, 2022) with no new permit activity recorded in 17 mo.
Active in "Issued" for 19 mo (first record Apr 23, 2025) with no new permit activity recorded in 17 mo.
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Cec 1 | New single-family home | 1 on parcel107 in ½ mi | $19,716,209 | 8 vs 31 prior−74% |
| Cec 1 Llccec 1llc | New single-family home | 1 on parcel1 in ½ mi | $232,000 | 0 vs 0 prior |
| Walter Weston Keusder Recent nearby: 22 Morrison Ave (Jul 16, 2026) | New single-family home | 37 in ½ mi |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family homeOn this parcel | 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) |
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 ($3,350/yr) + local voter-approved bond debt ($469/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.
−$7,304/yr
Cash needed: $73,700
NOI: $13,024/yr
P&I: $1,694/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 | −$847/mo | -13.8% | $3,091/mo | −$807/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,075/mo | −$609/mo | -9.9% | $2,861/mo | −$450/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 | −$471/mo | -7.7% | $2,795/mo | −$179/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 ↗
Issued1 unitsJan 20, 2022 – Jun 13, 2022
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
MOREY-REVISION TO RES-2201544
REVISION TO RES-2201544: HOUSE ORIENTATION UPDATED AND DRIVEWAY UPDATED TO 10' WIDE. New, Plan Number null, Elevation 24'-3", Single Family, 2 Story, R-3 Residential, 1-2 family, MP-2120357, 496 1st Floor habitable Sq. Ft., 818 2nd Floor habitable Sq. Ft., 0 3rd Floor habitable Sq. Ft., 421 Garage Sq. Ft., 99 Sq. Ft. Roof Cover, Option Package Package 02, Option 1 - Corner, Solar Option Package Solar Package 01, 3.15 (kw) KW. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).”
MOREY
New, Plan Number null, Elevation 24'-3", Single Family, 2 Story, R-3 Residential, 1-2 family, MP-2120357, 496 1st Floor habitable Sq. Ft., 818 2nd Floor habitable Sq. Ft., 0 3rd Floor habitable Sq. Ft., 421 Garage Sq. Ft., 99 Sq. Ft. Roof Cover, Option Package Package 02, Option 1 - Corner, Solar Option Package Solar Package 01, 3.15 (kw) KW. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).” SEE REVISION RES-2215295: HOUSE ORIENTATION UPDATED AND DRIVEWAY UPDATED TO 10' WIDE.
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 |
|---|---|---|---|---|---|---|
| 2022 | MOREY(RES-2201544) | SFD · Owner | — | 1 (Jun 13, 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
0.09 acres
Assessor's classification for assessment purposes. This is not zoning.
25 OAK MANOR 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 250-0540-086-0000. 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.
| $8,729,985 |
| 37 vs 3 prior |
| Ti Builders Recent nearby: 3870 Rosin Ct (Aug 10, 2022) | Commercial tenant improvement | 8 in ½ mi | $7,473,400 | 0 vs 5 prior |
| Jones And Lamberti Builders Recent nearby: 3640 Northgate Blvd (Jan 7, 2021) | Commercial tenant improvement | 5 in ½ mi | $1,215,428 | 28 vs 33 prior−15% |
| Dynamic Trades Recent nearby: 175 Opportunity St (Nov 20, 2023) | Commercial tenant improvement | 4 in ½ mi | $2,126,000 | 1 vs 4 prior |
| Red Hill Construction Recent nearby: 3970 Pell Cir (Oct 24, 2018) | Commercial tenant improvement | 4 in ½ mi | $2,113,000 | 0 vs 0 prior |
| Dpr Construction A General Partnership Recent nearby: 251 Opportunity St (Jan 30, 2024) | Commercial tenant improvement | 3 in ½ mi | $5,218,972 | 2 vs 5 prior |
| Pruitt And Son Lighting Installation Recent nearby: 198 Opportunity St 6 (Jun 6, 2018) | Remodel / interior alteration | 3 in ½ mi | $11,400 | 0 vs 0 prior |
| Jbs Builders Recent nearby: 3750 Rosin Ct (May 14, 2021) | Commercial tenant improvement | 2 in ½ mi | $1,381,053 | 1 vs 0 prior |
| Accessory dwelling unit (new or conversion) | 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) |
| Plan revision / deferred submittalOn this parcel | 69 | 26d | 41d | 93d | 190d | 35d(vs 46d 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.