Sacramento 95838 · Hagginwood · APN 251-0173-012-0000 · 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 $409,000 ($360,000–$458,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 9,583 sq ft lot. Local precedent is active with 6 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Jun 25, 2021).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
31 substantial renovation & housing permits over 24 months (16.8 per 1,000 parcels vs. 30.4 citywide baseline) (#10 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Hagginwood)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$409,000
Benchmark range: $360,000 – $458,000
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 home at 1352 Nogales St (340 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 (~$426/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: 16 homes completed, 12 permitted, 10 proposed or in review; 1 demolition.
31 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.
326 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 5.4 yr (since Jun 7, 2021), with no new permit record in 5.4 yr. · 1 unit
In "Entitled" for 5.4 yr (since Jul 1, 2021), with no new permit record in 5.4 yr. · 2 units
In "Entitled" for 4.4 yr (since Jun 17, 2022), with no new permit record in 4.4 yr. · 1 unit
In "Entitled" for 4.1 yr (since Oct 4, 2022), with no new permit record in 4.1 yr. · 1 unit
In "Entitled" for 6.8 yr (since Jan 29, 2020), with no new permit record in 4.1 yr. · 1 unit · $170,000 declared valuation
In "Entitled" for 4.3 yr (since Aug 4, 2022), with no new permit record in 4.1 yr. · 1 unit · $136,102 declared valuation
Record RES-2615516 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (3322 May St): Status changed from Issued to Expired Permit
Record RES-2521256 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2526078 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (1501 Strader Ave): First appeared in published agency feed
Record RES-2623056 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (3330 Montrose St): Status changed from Issued to Expired Permit
Record RES-2521965 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (3250 Belden St): First appeared in published agency feed
Record RES-2622441 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (3550 Marysville Blvd): First appeared in published agency feed
Record COM-2621903 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (3618 Branch St): First appeared in published agency feed
Record RES-2622879 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (1511 Harris Ave): First appeared in published agency feed
Record RES-2621650 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (3533 May St): First appeared in published agency feed
Record RES-2621626 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby ev charger (3550 Marysville Blvd): First appeared in published agency feed
Record COM-2623756 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (3225 Diggs Park Dr): First appeared in published agency feed
Record RES-2622913 · 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 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
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 15 mo (first record Aug 11, 2025) with no new permit activity recorded in 9 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
Active in "Issued" for 12 mo (first record Nov 12, 2025) with no new permit activity recorded in 8 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
In "Entitled" for 4.4 yr (since Jun 17, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Applied" for 13 mo (since Oct 24, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 3.4 yr (since Jun 23, 2023), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
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).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,840 parcels
+6.7% YoY
City baseline: 30.4 / 1k
31 in trailing 24m
Includes 18 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Sunrun Installation Services | Solar / battery storage | 1 on parcel1 in ½ mi | $21,960 | 0 vs 7 prior |
| ARS American Residential Services Of California | Roof replacement | 1 on parcel1 in ½ mi | $14,818 | 0 vs 0 prior |
| Cal State Construction | Roof replacement | 1 on parcel1 in ½ mi | $7,200 |
| 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 ($6,285/yr) + local voter-approved bond debt ($880/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.
Statutory notes: Under CA Gov. Code § 66324 (SB 13), local agencies cannot impose development impact fees on ADUs under 750 sq ft (plan-check, school district fees ≥500 sq ft, and utility connection fees still apply). Under CA Rev. & Tax. Code § 71, building an ADU triggers a supplemental assessment on the new construction value without reassessing the existing dwelling or land. Newly built ADUs also carry a rolling 15-year exemption from statewide AB 1482 rent caps from certificate of occupancy.
−$15,494/yr
Cash needed: $144,825
NOI: $24,927/yr
P&I: $3,368/mo
For $0/mo net cash flow
At $3,775/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 | $3,473/mo | −$1,725/mo | -14.3% | $5,881/mo | −$1,639/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,775/mo | −$1,291/mo | -10.7% | $5,443/mo | −$991/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $4,002/mo | −$1,042/mo | -8.6% | $5,317/mo | −$498/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 ↗
Window C/O
Replacing 10 windows. retrofit installation, like for like and no structural changes to be made. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R31. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).
Roof Mount 6.12kw
6.12kw Solar PV System, and 0gal Solar WH System (water heater installed null). All supply side connections, main breaker change-out, and/or panel upgrade will require a second inspection. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314, Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).”
Reroof & Repairs
Tear off existing and install 2 x 2 metals around house and detached garage w/new flashing, new vents, and reroof 18 sqs total of cool roof shingles. In-progress inspection required if 10 sq 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
Change-out Roof Mount to Roof Mount. 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%.
Addition of Half Bath
EXPEDITED - Permit to legalize a half bath for the master bedroom. Construction of partition wall in existing wash room, install door in master bedroom wall, install one (1) toilet and one (1) vanity sink, the bathroom water and drain run to existing plumbing, installed electrical fixtures, lighting fixtures and exhaust fan. All work are existing as built. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).”
Completion permit
Dry rot repairs to sub flooring, portions of interior/exterior walls and bath remodel. Repair stucco where needed. Completion permit- RES-0709910
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
0.22 acres
Assessor's classification for assessment purposes. This is not zoning.
3512 HIGH ST
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 251-0173-012-0000. 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 |
| River City Windows | Windows / doors / siding | 1 on parcel1 in ½ mi | $4,000 | 7 vs 2 prior |
| Leonid Kotyakov Recent nearby: 1532 Rosalind St (Dec 16, 2016) | Addition (adds square footage) | 4 in ½ mi | $411,637 | 0 vs 0 prior |
| Northwest Home Recent nearby: 1160 Rivera Dr (Jun 12, 2026) | New single-family home | 3 in ½ mi | $831,561 | 2 vs 2 prior |
| Izba Development Recent nearby: 1005 South Ave (Mar 11, 2022) | New single-family home | 3 in ½ mi | $777,675 | 2 vs 2 prior |
| Domus Construction And Design Recent nearby: 1550 Arcade Blvd 3 (Feb 27, 2020) | Remodel / interior alteration | 3 in ½ mi | $218,661 | 0 vs 0 prior |
| B Line Construction Recent nearby: 1352 Nogales St (Feb 17, 2026) | Addition (adds square footage) | 3 in ½ mi | $180,346 | 4 vs 2 prior |
| Gala Construction Recent nearby: 3513 May St (Feb 24, 2017) | Remodel / interior alteration | 3 in ½ mi | $103,000 | 0 vs 1 prior |
| 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 alterationOn this parcel | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Solar / battery storageOn this parcel | 3,950 | 0d | 3d | 8d | 27d | 2d |
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.