Sacramento 95838 · Del Paso Heights · APN 251-0096-009-0000 · 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 $463,000 ($407,000–$519,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 3,049 sq ft lot. Local precedent is active with 4 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 Jul 25, 2025, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
27 substantial renovation & housing permits over 24 months (21.1 per 1,000 parcels vs. 30.4 citywide baseline) (#1 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Del Paso Heights)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$463,000
Benchmark range: $407,000 – $519,000
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)
Closest lead: New duplex at 3535 May St (0.15 mi S, 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 (~$477/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: 13 homes completed, 12 permitted, 7 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.
354 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 5 yr (since Nov 17, 2021), with no new permit record in 5 yr. · 1 unit
In "Entitled" for 4.4 yr (since Jun 17, 2022), with no new permit record in 4.4 yr. · 1 unit
In "Entitled" for 4 yr (since Dec 2, 2022), with no new permit record in 4 yr. · 1 unit
In "Entitled" for 4.3 yr (since Jul 22, 2022), with no new permit record in 3.9 yr. · 2 units · $409,539 declared valuation
In "Entitled" for 3.9 yr (since Dec 9, 2022), with no new permit record in 3.9 yr. · 2 units
In "Entitled" for 6.3 yr (since Jul 9, 2020), with no new permit record in 3.9 yr. · 1 unit · $281,113 declared valuation
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
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 solar / battery storage (3720 Cypress St): Status changed from Issued to Finaled
Record RES-2606645 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (3314 May St): Status changed from Applied to Plan Check Wait
Record RES-2620818 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (811 Grand Ave): First appeared in published agency feed
Record COM-2622774 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (1048 Rivera Dr): Status changed from Issued to Expired Permit
Record RES-2521298 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (1222 South Ave): First appeared in published agency feed
Record RES-2623765 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (3623 Branch St): First appeared in published agency feed
Record RES-2623426 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (811 Grand Ave): Project name changed from Heartland Family Wellness Center Fire De to Heartland Family Wellness Center Fire sprinklers and alarms
Record COM-2513040 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (3829 Fell St): Status changed from Issued to Finaled
Record RES-2621351 · 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 "Entitled" for 3.8 yr (since Jan 31, 2023), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
In "Entitled" for 4.3 yr (since Jul 22, 2022), 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 Dec 2, 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 3.5 yr (since May 10, 2023), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 3.9 yr (since Dec 9, 2022), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
In "Entitled" for 3.4 yr (since Jun 22, 2023), 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 1,279 parcels
+137.5% YoY
City baseline: 30.4 / 1k
27 in trailing 24m
Includes 9 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Grahams Custom Renovations | Plumbing / water heater / sewer | 2 on parcel2 in ½ mi | $2,580 | 0 vs 0 prior |
| First Response Plumbing | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $9,000 | 0 vs 0 prior |
| Del Paso Homes Recent nearby: 3809 Altos Ave (Jul 29, 2022) | New single-family home | 50 in ½ mi | $11,637,905 |
| 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 ($4,650/yr) + local voter-approved bond debt ($651/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.
−$16,674/yr
Cash needed: $102,300
NOI: $11,542/yr
P&I: $2,351/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 | −$1,628/mo | -19.1% | $4,181/mo | −$1,598/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,075/mo | −$1,389/mo | -16.3% | $3,870/mo | −$1,241/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 | −$1,252/mo | -14.7% | $3,780/mo | −$970/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 ↗
Change-out installation of Gas - 030 gallon to Gas - 030 gallon, located outside building, within Existing Exterior Enclosure.
Change-out installation of Gas - 030 gallon to Gas - 030 gallon, located outside building, within Existing Exterior Enclosure.
1001-1003 Roanoke Ave res roof permit minor no plans
Roof Permit: Tear off and install 22 squares of 30 yr laminated dimensional composition roofing material. In-progress inspection required if 10 squares or greater. CF-6R-ENV-01 required at final inspection. CF-1R-ALT on file. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
1001 ROANOKE AVE - PLUMBING
AA: Sewer Service replacement or repair, Dig and Bury 100 L.F. If work is required within City Right of Way, the Applicant must apply for a construction encroachment permit and pay appropriate fees. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994, are exempt).
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
0.07 acres
Assessor's classification for assessment purposes. This is not zoning.
1001 ROANOKE AVE; 1003 ROANOKE AVE
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 15, 2026 · Retrieved Nov 15, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 251-0096-009-0000. 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.
| 0 vs 0 prior |
| Izba Development Recent nearby: 1005 South Ave (Mar 11, 2022) | New single-family home | 6 in ½ mi | $1,471,173 | 2 vs 2 prior |
| Gala Construction Recent nearby: 3934 Rose St (Feb 24, 2017) | Remodel / interior alteration | 5 in ½ mi | $175,000 | 0 vs 1 prior |
| Paragon Construction Recent nearby: 3740 May St 5 (May 13, 2021) | Commercial tenant improvement | 5 in ½ mi | $174,000 | 0 vs 0 prior |
| Bhandal Construction Recent nearby: 3438 Rio Linda Blvd (Aug 28, 2019) | New duplex / half-plex | 4 in ½ mi | $1,122,646 | 18 vs 7 prior |
| Northwest Home Recent nearby: 3334 Rio Linda Blvd (Jul 26, 2022) | New single-family home | 3 in ½ mi | $875,981 | 2 vs 2 prior |
| F And T Investments Recent nearby: 3820 Dry Creek Rd (Jan 30, 2025) | Remodel / interior alteration | 3 in ½ mi | $115,000 | 13 vs 11 prior+18% |
| Jagir Investments Recent nearby: 3900 Fell St (Jun 10, 2024) | Accessory dwelling unit (new or conversion) | 2 in ½ mi | $684,682 | 2 vs 21 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) |
| 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.