3704 Willow St

Sacramento 95838 · East Del Paso Heights · APN 252-0111-034-0000 · City of Sacramento

Compare Property brief (PDF)Timeline ↓Calculator ↓Official records ↓

Executive Verdict · Public-Records Synthesis

Infill screen:ADU + SB 9 likely Benchmark est.:$434,000 Yr 1 Prop 13 est.:$450/mo

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 $434,000 ($382,000–$486,000).

Upsides & Opportunities

ADU & SB 9 infill pathways screen as likely eligibleDetails ↓
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 7,841 sq ft lot. Local precedent is active with 8 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
Documented permitted upgrades (+$52,700 contributory est.)Details ↓
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Nov 19, 2018).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)

Watchouts & Due Diligence

Mapped flood awareness zone (Zone X: minimal flood hazard)Details ↓
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)
6 slow or stalled nearby projects within ½ mileDetails ↓
Closest lead: Accessory dwelling unit at 3603 Marysville Blvd (0.17 mi SW, entitled). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
Year 1 Prop 13 tax reset (~$5,398/yr at $434,000)Details ↓
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$450/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector

Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.

For saleLast soldEst. price·Click any lot to inspect

What's changing nearby

Since November 2024 within ½ mile: 15 homes completed, 10 permitted, 7 proposed or in review; 1 commercial or mixed-use project.

29 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.

343 permits within ½ mile since November 2024

New construction5 · 5 units
Adds housing (ADU)26 · 28 units
Demolition4
Additions & renovations33
Building systems259
Repairs2
Other14

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.

Explore projects on the map →Explore sales & prices →

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

Estimated price, listing status & sales records

Benchmark valuation & transaction history

Estimated PriceZHVI + ACS + Permits

$434,000

Benchmark range: $382,000 – $486,000

Listing StatusOff Market

Not currently listed for sale

Compare nearby sales & prices on map →

Last Sold & Tax Roll

No deed price in open GIS feed

Verify on Assessor Parcel Viewer

How this estimated price is calculated (ZIP ZHVI + Neighborhood ACS + Permit Model)

Model monthly ownership cost ↓

1. Area home value baseline: 70% ZIP 95838 Zillow ZHVI ($392,307, September 2026) + 30% East Del Paso Heights ACS median ($328,657); $373,212
2. Parcel & lot adjustment (1.02×): Single-family lot (7,841 sq ft, +2.1% lot-size adjustment vs 6,000 sq ft standard lot); +$7,990
3. Documented permitted improvements: +$52,700 from documented permits (2 additions); +$52,700

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.

What could be built here

A screen, not a determination

ADU or junior ADU

Likely eligible

Zoned R-1 (single-family residential): state law allows ADUs where homes are allowed.

What we couldn't check (4)

Setbacks, height and size limits in the local ADU ordinance
Utility and sewer capacity, fire access
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: two homes on the lot

Likely eligible

Zoned R-1, a single-family residential zone.

What we couldn't check (6)

Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Rent-controlled or deed-restricted affordable housing on the lot
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Local SB 9 standards (size, setbacks, parking)
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: split into two lots

Likely eligible

Zoned R-1, a single-family residential zone.
The lot is 7,841 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.

What we couldn't check (6)

Owner-occupancy: the applicant must sign an affidavit to live in one of the homes for 3 years
Whether the lot was created by an earlier SB 9 split, or the owner split an adjacent lot
Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

Mapped hazards on this lot

Fire hazard severity zone: Not in a State-mapped zone
FEMA flood zone: Zone X: minimal flood hazardFIRM panel 06067C0068H, effective August 16, 2012. Official flood map
Earthquake fault zone: Not in an Alquist-Priolo Earthquake Fault Zone

Built nearby: within ¼ mile since November 2023

New single-family home2
Accessory dwelling unit (new or conversion)8

See them on the map →

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

Property & area intelligence timeline

109 events · 17 slow/stalled projects

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.

Slow-moving or stalled projects (17)

Active projects spending 12+ months pre-issuance, 24+ months under construction, or 6+ months without new records

Stalled3929 Fig Street ADUEntitled
0.35 mi NW
In "Entitled" for 5.8 yr (since Feb 11, 2021), with no new permit record in 5.8 yr. · 1 unit
Stalled2 new homesEntitled
0.35 mi NW
In "Entitled" for 5.4 yr (since Jul 1, 2021), with no new permit record in 5.4 yr. · 2 units
StalledNew homeEntitled
0.45 mi SE
In "Entitled" for 5.4 yr (since Jul 7, 2021), with no new permit record in 5.4 yr. · 1 unit
Stalled3623 Kern St ADUEntitled
0.19 mi SE
In "Entitled" for 4.7 yr (since Feb 16, 2022), with no new permit record in 4.7 yr. · 1 unit
Stalled1321 Nogales St. Detached ADUEntitled
0.48 mi SW
In "Entitled" for 4.4 yr (since Jun 17, 2022), with no new permit record in 4.4 yr. · 1 unit
StalledAccessory dwelling unit at 3900 Huron StEntitled
0.36 mi NW
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

202615 events

Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.43 mi SE
Nearby plumbing / water heater / sewer (3325 Albany Way): First appeared in published agency feed
Record RES-2623310 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.32 mi E
Nearby solar / battery storage (3732 Mahogany St): First appeared in published agency feed
Record RES-2622090 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.16 mi N
Nearby fire alarm / sprinkler (3810 Marysville Blvd): First appeared in published agency feed
Record COM-2623065 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
310 ft S
Nearby roof replacement (3632 Willow St): First appeared in published agency feed
Record RES-2621933 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.44 mi NE
Nearby accessory dwelling unit (new or conversion) (Accessory dwelling unit at 3829 Presidio St): Status changed from Plan Check Target to Verify
Record RES-2621276 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.39 mi S
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
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.44 mi E
Nearby electrical / panel (3636 Presidio St): First appeared in published agency feed
Record RES-2623528 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.18 mi SW
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
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.3 mi NW
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
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.37 mi NE
Nearby roof replacement (3941 Kern St): Status changed from Issued to Finaled
Record RES-2619810 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.44 mi E
Nearby remodel / interior alteration (3636 Presidio St): First appeared in published agency feed
Record RES-2622173 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.38 mi E
Nearby solar / battery storage (3624 Natoma Way): First appeared in published agency feed
Record RES-2622841 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.18 mi S
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
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.39 mi NE
Nearby solar / battery storage (3911 Mahogany St): Status changed from Issued to Finaled
Record RES-2619808 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.37 mi E
Nearby hvac / heat pump (3708 Natoma Way): Status changed from Issued to Finaled
Record RES-2619491 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile

Showing 15 of 109 timeline events

Recorded sales & deed transfers: California county recorders do not publish open bulk deed-transfer feeds without owner-PII restrictions, so individual sale deeds are not redistributed here. For official assessment roll and recorded transfer history in City of Sacramento, inspect Assessor Parcel Viewer ↗.

Development graph & closer investigation

6 investigation leads · 10 active builders

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 →

Developments deserving closer investigation (6)

On this parcel & within ½ mile

Accessory dwelling unit at 3603 Marysville BlvdEntitled>90th pct review time (3.4 yr)
0.17 mi SW
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).
3623 Kern St ADUEntitled>90th pct review time (4.7 yr)
0.19 mi SE
In "Entitled" for 4.7 yr (since Feb 16, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Accessory dwelling unit at 1528 Los Robles BlvdIssuedNo new record in 8 moRecent snapshot change
0.39 mi SW
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.
New home at 1352 Nogales StIssuedNo new record in 9 moRecent snapshot change
0.44 mi SW
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.
3929 Fig Street ADUEntitled>90th pct review time (5.8 yr)
0.35 mi NW
In "Entitled" for 5.8 yr (since Feb 11, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
2 new homesEntitled>90th pct review time (5.4 yr)
0.35 mi NW
In "Entitled" for 5.4 yr (since Jul 1, 2021), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).

Neighborhood renovation & housing momentum: East Del Paso Heights

Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,543 parcels

Rank #47 of 102 neighborhoods in acceleration

Last 12m vs prior 12m: 9 vs 13 permits
24m rate per 1,000 parcels: 14.3
5-year substantial permits: 63
Housing additions (24m): 58 units

Active builders & contractors connected to this area (10)

Entity-resolved across corporate suffixes (INC / LLC / CORP)

Builder / contractor	Primary specialty	Here / ½ mi	½ mi valuation	Citywide 24m trend
PBC Enterprises	Addition (adds square footage)	1 on parcel2 in ½ mi	$51,090	16 vs 21 prior−24%
The Design Build Recent nearby: 3844 Willow St (Dec 15, 2022)	New multifamily / condos / mixed-use	4 in ½ mi	$4,000,000	3 vs 4 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
Placer Restorations And Installations Recent nearby: 1543 Nogales St (Jan 16, 2020)	New duplex / half-plex	3 in ½ mi	$607,285	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
Boulevard Construction Recent nearby: 3810 Marysville Blvd (Sep 10, 2026)	Commercial tenant improvement	3 in ½ mi	$60,000	3 vs 2 prior
Rose Remodeling Recent nearby: 3627 Jasmine St (May 9, 2025)	Remodel / interior alteration	3 in ½ mi	$57,515	86 vs 76 prior+13%
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%
The Developer Recent nearby: 3920 Fig St (Jul 3, 2024)	Accessory dwelling unit (new or conversion)	2 in ½ mi	$323,488	3 vs 3 prior
Cccs Recent nearby: 3721 Marysville Blvd (Aug 14, 2024)	Commercial tenant improvement	2 in ½ mi	$260,000	1 vs 8 prior−88%

How long projects typically spend in review in City of Sacramento

Empirical turnaround from application to issuance (trailing 5 years)

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)	1,693	57d	97d	172d	284d	97d(vs 103d prior)
Addition (adds square footage)On this parcel	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)
Electrical / panelOn this parcel	11,023	0d	0d	0d	5d	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.

Ownership & rental scenario calculator

Prop 13, ADU pro forma & area benchmarks

Area rent & home-value benchmarks (kept separate from your assumptions)

Click any benchmark to pre-fill the calculator

HUD Small Area Fair Market Rent · ZIP 95838

HUD FY 2026 · 40th-percentile gross rent

Census ACS 5-year median gross rent (all bedroom counts combined):

East Del Paso Heights$1,663±$249

ZIP 95838$1,693±$87

Area home-value benchmarks (not an appraisal)

ZIP & neighborhood medians

Zillow ZHVI · ZIP 95838(as of September 2026)Data provided by Zillow · typical mid-tier home value in ZIP

$392,307

ACS Median Home Value · East Del Paso HeightsCensus ACS 2020–2024 owner-occupied self-reported median

$329,000±$26,900

ACS Median Home Value · ZIP 95838Census ACS 2020–2024 owner-occupied self-reported median

$390,000±$17,200

1. Purchase, financing & Prop 13 tax reassessment

Purchase price ($)Down payment (%)$87,000Interest rate (%)Loan termClosing costs (%)$8,700

Prop 13 post-purchase property tax estimate

$658/mo ($7,900/yr · 1.21%)

Under 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 ($6,535/yr) + local voter-approved bond debt ($915/yr) + fixed direct levies/Mello-Roos ($450/yr).

Voter bond rate (%)$915/yrDirect levies / Mello-Roos ($/yr)Check Assessor Parcel Viewer ↗

2. Your rent & operating assumptions

Monthly gross rent ($)Your assumptionVacancy allowance (%)−$189/moManagement (%)$287/moMaintenance (%)$189/moCapEx reserve (%)$189/moInsurance ($/mo)$1,980/yrHOA dues ($/mo)Owner utilities ($/mo)

Insurance & hazard context:

This lot is outside mapped CAL FIRE Fire Hazard Severity Zones and FEMA Special Flood Hazard Areas. California insurance costs still vary widely by roof age, electrical panel, and carrier underwriting; obtain a property-specific quote rather than relying on rules of thumb.

ADU / JADU Value-Add Pro Forma

Gov. Code § 66314: Likely eligible· 8 ADUs permitted within ¼ mi (36m)

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.

Quick ADU presets:

HUD FMR benchmarks:

ADU size (sq ft)<750 sf: SB 13 fee-exemptBuild cost ($/sq ft)Hard/soft: $210,000Permits & fees ($)Total build: $218,500ADU cash (%)Cash: $54,625ADU loan rate (%)Loan: $163,875ADU term (yrs)P&I: $1,295/moADU rent ($/mo)NOI: +$1,063/mo

All-in ADU build cost

$218,500

Combined basis: $653,500

Standalone ADU yield on cost

5.84%

+$12,759/yr ADU NOI

ADU net cash-flow lift

−$232/mo

−$1,209 → −$1,441/mo total

Blended cap rate lift

2.73% → 3.77%

CoC: -15.2% → -11.5%

Supplemental Prop 13 tax

+$208/mo

+$2,491/yr on ADU cost only

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.

3. Scenario results (based on your assumptions)

Net monthly cash flow: −$1,441
Cash-on-cash return: -11.5%
Cap rate (Year 1 NOI): 3.77%
DSCR (NOI / debt): 0.59x
Break-even gross rent: $5,637/mo
Break-even vacancy: 0% (negative at full occ.)

Monthly cash-flow breakdown (Effective gross $3,586 − Operating $1,533 − Debt $3,495)

Gross scheduled rent$3,775

Vacancy allowance (5%)−$189

Effective gross income$3,586

Prop 13 property tax (1.21%)−$658

Property insurance−$210

Management (8%), maintenance (5%) & CapEx (5%)−$664

Net Operating Income (NOI)+$2,054

Mortgage principal & interest (511,875 loan)−$3,495

Net monthly cash flow−$1,441

4. Sensitivity & rent-stabilization ceiling (City of Sacramento)

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	−$1,875/mo	-15.0%	$6,090/mo	−$1,791/mo
Base (your inputs)	Your entered assumptions, 3.0%/yr rent growth	$3,775/mo	−$1,441/mo	-11.5%	$5,637/mo	−$1,143/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	−$1,192/mo	-9.5%	$5,506/mo	−$650/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 ↗

Common statutory exemption signals under AB 1482

Housing issued a certificate of occupancy within the last 15 years (rolling exemption under AB 1482).
Separately alienable single-family homes or condominiums not owned by a corporation, REIT, or LLC with a corporate member (when required statutory notice is in the lease).
Owner-occupied duplexes where the owner occupied one unit from the start of the tenancy.

Permit history on this parcel

4 records

Addition (adds square footage)RES-1822277
Pre-Engineered Patio Cover & Carport
Install new pre-engineered carport 13'6"X30' (405 sq. ft.) on North Side of home. Install new pre-engineered patio cover 18'X25' (450 sq. ft.) with electrical (fan, 2 lights, 1 outlet) on East Side of home. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
Install new pre-engineered carport 13'6"X30' (405 sq. ft.) on North Side of home. Install new pre-engineered patio cover 18'X25' (450 sq. ft.) with electrical (fan, 2 lights, 1 outlet) on East Side of home. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
Applied
Nov 19, 2018
Issued
Nov 19, 2018
Recorded status
Finaled as of Nov 1, 2026
Declared valuation
$26,090
Contractor:
PBC Enterprises
Electrical / panelRES-1816732
CONSTRUCT DETACHED 600 SQFT TANDEM CARPORT WITH ELECTRICAL
CONSTRUCT DETACHED 600 SQFT TANDEM CARPORT (40X15) WITH ELECTRICAL
CONSTRUCT DETACHED 600 SQFT TANDEM CARPORT (40X15) WITH ELECTRICAL
Applied
Aug 29, 2018
Issued
Not issued
Recorded status
Expired Application as of Nov 1, 2026
Declared valuation
$20,700
Plan revision / deferred submittalRES-1814933
Revision to RES-1806732
Revision to RES-1806732: Add wall to separate M. Bedroom from bathroom. Relocate shower, Jacuzzi, toilet in bathroom. Relocate windows in bathroom.
Revision to RES-1806732: Add wall to separate M. Bedroom from bathroom. Relocate shower, Jacuzzi, toilet in bathroom. Relocate windows in bathroom.
Applied
Aug 3, 2018
Issued
Not issued
Recorded status
Complete as of Nov 1, 2026
Declared valuation
$0
Addition (adds square footage)RES-1806732
addition
adding a 468 sq ft addition with master bedroom and bath. 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).” (See revision RES-1814933: Add wall to separate M. Bedroom from bathroom. Relocate shower, Jacuzzi, toilet in bathroom. Relocate windows in bathroom. 8/3/18 GL)
adding a 468 sq ft addition with master bedroom and bath. 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).” (See revision RES-1814933: Add wall to separate M. Bedroom from bathroom. Relocate shower, Jacuzzi, toilet in bathroom. Relocate windows in bathroom. 8/3/18 GL)
Applied
Apr 12, 2018
Issued
Jul 2, 2018
Recorded status
Finaled as of Nov 1, 2026
Declared valuation
$70,000

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.

Housing activity reported to the State

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.

Zoning & planning

Zoning: R-1: Single-Unit Dwelling Zone code
2040 General Plan designation: Neighborhood policy

Source: City of Sacramento CDD, Zoning · Geography: zoning district polygon at parcel point · Source updated Nov 11, 2026 · Retrieved Nov 11, 2026

Parcel facts

Lot size: 7,841 sq ft
Tax rate area: 03089
Assessor land use: Residential · Single Family · Subdivision
Addresses on parcel: 1

Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 8, 2026 · Retrieved Nov 8, 2026

Official records

Assessor Parcel Viewer
Assessed values and limited building characteristics (Sacramento County Assessor)
Assessed value lookup
Current roll value. This is assessed value, not market value.
Property tax bill
Search by parcel number 252-0111-034-0000. Shows direct levies and special assessments.
City permit portal (Accela)
Search the city's permit system by address or record number
FEMA Flood Map Service Center
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.

Builder / contractor

Primary specialty

Here / ½ mi

½ mi valuation

Citywide 24m trend

PBC Enterprises

Addition (adds square footage)

1 on parcel2 in ½ mi

$51,090

16 vs 21 prior−24%

The Design Build

Recent nearby: 3844 Willow St (Dec 15, 2022)

New multifamily / condos / mixed-use

4 in ½ mi

$4,000,000

3 vs 4 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

Placer Restorations And Installations

Recent nearby: 1543 Nogales St (Jan 16, 2020)

New duplex / half-plex

3 in ½ mi

$607,285

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

Boulevard Construction

Recent nearby: 3810 Marysville Blvd (Sep 10, 2026)

Commercial tenant improvement

3 in ½ mi

$60,000

3 vs 2 prior

Rose Remodeling

Recent nearby: 3627 Jasmine St (May 9, 2025)

Remodel / interior alteration

3 in ½ mi

$57,515

86 vs 76 prior+13%

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%

The Developer

Recent nearby: 3920 Fig St (Jul 3, 2024)

Accessory dwelling unit (new or conversion)

2 in ½ mi

$323,488

3 vs 3 prior

Cccs

Recent nearby: 3721 Marysville Blvd (Aug 14, 2024)

Commercial tenant improvement

2 in ½ mi

$260,000

1 vs 8 prior−88%

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)

1,693

57d

97d

172d

284d

97d(vs 103d prior)

Addition (adds square footage)On this parcel

1,948

42d

83d

162d

49d(vs 43d prior)

Remodel / interior alteration

8,151

21d

55d

Commercial tenant improvement

2,366

30d

63d

119d

201d

61d(vs 64d prior)

Electrical / panelOn this parcel

11,023

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

−$1,875/mo

-15.0%

$6,090/mo

−$1,791/mo

Base (your inputs)

Your entered assumptions, 3.0%/yr rent growth

$3,775/mo

−$1,441/mo

-11.5%

$5,637/mo

−$1,143/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

−$1,192/mo

-9.5%

$5,506/mo

−$650/mo