Sacramento 95838 · Hagginwood · APN 251-0211-001-0000 · 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 $398,000 ($350,000–$446,000).
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 7 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 8, 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)
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.
$398,000
Benchmark range: $350,000 – $446,000
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 (0.13 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 (~$416/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: 11 homes completed, 11 permitted, 8 proposed or in review; 1 demolition.
23 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.
349 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.
Permit issued and active for 8.2 yr (first record Sep 12, 2018), with no completion or new permit record in 5.9 yr. · 1 unit · $179,121 declared valuation
In "Entitled" for 5.8 yr (since Feb 8, 2021), with no new permit record in 5.8 yr. · 1 unit
In "Entitled" for 5.7 yr (since Mar 16, 2021), with no new permit record in 5.7 yr. · 2 units
In "Entitled" for 5.4 yr (since Jun 7, 2021), with no new permit record in 5.4 yr. · 1 unit
In "Entitled" for 5.2 yr (since Sep 15, 2021), with no new permit record in 5.2 yr. · 1 unit
In "Entitled" for 5 yr (since Nov 17, 2021), with no new permit record in 5 yr. · 1 unit
Record RES-2615516 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
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 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 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 accessory dwelling unit (new or conversion) (1306 Sonoma Ave): First appeared in published agency feed
Record RES-2621512 · 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 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 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
Record RES-2523730 · 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
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 5.8 yr (since Feb 8, 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 6.8 yr (since Jan 29, 2020), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
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.
In "Entitled" for 3.1 yr (since Sep 28, 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 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 "Entitled" for 3.9 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).
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 |
|---|---|---|---|---|
| Huft Heating And Air Conditioning | Roof replacement | 1 on parcel1 in ½ mi | $13,000 | 29 vs 26 prior+12% |
| Service Now Enterprises | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $5,082 | 0 vs 0 prior |
| Jaguar Heating And Air | HVAC / heat pump | 1 on parcel1 in ½ mi |
| 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 ($4,000/yr) + local voter-approved bond debt ($560/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.
−$11,989/yr
Cash needed: $88,000
NOI: $12,283/yr
P&I: $2,023/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 | −$1,238/mo | -16.9% | $3,636/mo | −$1,202/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,075/mo | −$999/mo | -13.6% | $3,366/mo | −$846/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 | −$862/mo | -11.8% | $3,288/mo | −$575/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 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%.
E-Permit: Water Service replacement or repair, 35 L.F. Water Re-pipe, 35 L.F.
Change-out Ducts Only to Ducts Only. 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 15-021590 / HVAC PKG CO
HSG Case 15-021590 : HVAC change out. 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. . CF-1R-ALT-HVAC on file: Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
HC# 15-021590
HC# 15-021590 REMODEL TO INCLUDE STUCCO, REROOF 5 SQUARES, WINDOWS, KITCHEN AND BATHROOM REMODEL, APPLIANCES, PAINT , ELECTRICAL, PLUMBING AND FLOOR. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314 SB 407. “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
0.22 acres
Assessor's classification for assessment purposes. This is not zoning.
1191 LOS ROBLES BLVD
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 251-0211-001-0000. 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.
| $3,600 |
| 0 vs 0 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 |
| Northwest Home Recent nearby: 1160 Rivera Dr (Jun 12, 2026) | New single-family home | 4 in ½ mi | $1,210,175 | 2 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 |
| 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 |
| Izba Development Recent nearby: 1005 South Ave (Mar 11, 2022) | New single-family home | 3 in ½ mi | $777,675 | 2 vs 2 prior |
| William Lee Construction Recent nearby: 3119 Belden St (Dec 8, 2016) | New single-family home | 3 in ½ mi | $567,161 | 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 |
| 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.