2809 Rio Linda Blvd

Sacramento 95815 · South Hagginwood · APN 265-0161-008-0000 · City of Sacramento

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What's changing nearby

Since October 2024 within ½ mile: 27 homes completed, 13 permitted, 129 proposed or in review.

42 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.

391 permits within ½ mile since October 2024

New construction7 · 112 units
Adds housing (ADU)29 · 37 units
Additions & renovations24
Building systems302
Repairs11
Other18

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 →

Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Oct 1, 2026 · Retrieved Oct 22, 2026

What could be built here

A screen, not a determination

ADU or junior ADU

Likely eligible

Zoned R-2B (multifamily residential): state law allows ADUs where homes are allowed.
On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
The assessor lists the lot as vacant: an ADU needs an existing or proposed main home.

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

Unlikely

Zoned R-2B (multifamily residential), not 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Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act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

Unlikely

Zoned R-2B (multifamily residential), not a single-family residential zone.

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: reduced flood risk due to leveeFIRM panel 06067C0177J, effective June 16, 2015. Official flood map
Earthquake fault zone: Not in an Alquist-Priolo Earthquake Fault Zone

Built nearby: within ¼ mile since October 2023

New single-family home1
New duplex / half-plex9
New multifamily / condos / mixed-use1
Accessory dwelling unit (new or conversion)16

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 Oct 22, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Oct 26, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Oct 26, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Oct 26, 2026) · Zoning classes: our classification of R-2B as multifamily residential, checked against the zone description on Oct 24, 2026

Ownership & rental scenario calculator

Prop 13 tax estimate & 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 95815

HUD FY 2026 · 40th-percentile gross rent

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

South Hagginwood$1,311±$168

ZIP 95815$1,521±$96

Area home-value benchmarks (not an appraisal)

ZIP & neighborhood medians

Zillow ZHVI · ZIP 95815(as of September 2026)Data provided by Zillow · typical mid-tier home value in ZIP

$348,970

ACS Median Home Value · South HagginwoodCensus ACS 2020–2024 owner-occupied self-reported median

$344,000±$16,100

ACS Median Home Value · ZIP 95815Census ACS 2020–2024 owner-occupied self-reported median

$346,000±$15,600

1. Purchase, financing & Prop 13 tax reassessment

Purchase price ($)Down payment (%)$70,000Interest rate (%)Loan termClosing costs (%)$7,000

Prop 13 post-purchase property tax estimate

$370/mo ($4,440/yr · 1.27%)

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 ($3,500/yr) + local voter-approved bond debt ($490/yr) + fixed direct levies/Mello-Roos ($450/yr).

Voter bond rate (%)$490/yrDirect levies / Mello-Roos ($/yr)Check Assessor Parcel Viewer ↗

2. Your rent & operating assumptions

Monthly gross rent ($)Your assumptionVacancy allowance (%)−$93/moManagement (%)$141/moMaintenance (%)$93/moCapEx reserve (%)$93/moInsurance ($/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.

3. Scenario results (based on your assumptions)

Net monthly cash flow: −$873
Cash-on-cash return: -13.6%
Cap rate (Year 1 NOI): 3.08%
DSCR (NOI / debt): 0.51x
Break-even gross rent: $2,978/mo
Break-even vacancy: 0% (negative at full occ.)

Monthly cash-flow breakdown (Effective gross $1,758 − Operating $861 − Debt $1,770)

Gross scheduled rent$1,850

Vacancy allowance (5%)−$93

Effective gross income$1,758

Prop 13 property tax (1.27%)−$370

Property insurance−$165

Management (8%), maintenance (5%) & CapEx (5%)−$326

Net Operating Income (NOI)+$897

Mortgage principal & interest (280,000 loan)−$1,770

Net monthly cash flow−$873

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	$1,702/mo	−$1,085/mo	-16.9%	$3,217/mo	−$1,055/mo
Base (your inputs)	Your entered assumptions, 3.0%/yr rent growth	$1,850/mo	−$873/mo	-13.6%	$2,978/mo	−$738/mo
Optimistic (cap-limited)	+6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr)	$1,961/mo	−$751/mo	-11.7%	$2,909/mo	−$496/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.

Development projects on this parcel

Rio Linda Senior Housing (all units)
Fee estimate100 unitsAug 27, 2026 – Aug 27, 2026

We group related permits and State housing reports into projects. That grouping is our inference, not an official record.

Permit history on this parcel

2 records

New multifamily / condos / mixed-useCOM-2618928
Fee Estimate - Rio Linda Senior Housing (all units)
MULTI-FAMILY HOUSING - Type II; Occupancy R-3, B, U, S-2. 100 pre-manufactured tiny units, 240 SF each. Tiny house community for unhoused seniors. Homekey project. Project will include 1,632 SF of ancillary storage space, 2,320 SF of ancillary office space, and 2,140 SF of ancillary utility closet space. Applying for Reduced Impact Fees for Affordable Housing program (all at 15-30% AMI). See Form CDD-0278 in attachments. For purposes of fee estimate, please assess impact fees as if the project doesn't qualify for the city's reduced impact fees for affordable housing program. - PLNG-INSP
MULTI-FAMILY HOUSING - Type II; Occupancy R-3, B, U, S-2. 100 pre-manufactured tiny units, 240 SF each. Tiny house community for unhoused seniors. Homekey project. Project will include 1,632 SF of ancillary storage space, 2,320 SF of ancillary office space, and 2,140 SF of ancillary utility closet space. Applying for Reduced Impact Fees for Affordable Housing program (all at 15-30% AMI). See Form CDD-0278 in attachments. For purposes of fee estimate, please assess impact fees as if the project doesn't qualify for the city's reduced impact fees for affordable housing program. - PLNG-INSP
Applied
Aug 27, 2026
Issued
Not issued
Recorded status
Estimate as of Oct 1, 2026
Declared valuation
$10,180,000
New garage / accessory structureRES-2618468
Fee Estimate - Rio Linda Senior Housing (one duplex)
Type II; Occupancy R-3. A pre-manufactured 240 SF duplex structure consisting of 2 tiny units (120 SF each unit). Part of a 100 tiny home community unhoused seniors. Homekey project. Applying for Reduced Impact Fees for Affordable Housing program (all at 15-30% AMI). See Form CDD-0278 in attachments. For purposes of fee estimate, please assess impact fees as if the project doesn't qualify for the city's reduced impact fees for affordable housing program. - PLNG-INSP
Type II; Occupancy R-3. A pre-manufactured 240 SF duplex structure consisting of 2 tiny units (120 SF each unit). Part of a 100 tiny home community unhoused seniors. Homekey project. Applying for Reduced Impact Fees for Affordable Housing program (all at 15-30% AMI). See Form CDD-0278 in attachments. For purposes of fee estimate, please assess impact fees as if the project doesn't qualify for the city's reduced impact fees for affordable housing program. - PLNG-INSP
Applied
Aug 21, 2026
Issued
Not issued
Recorded status
Estimate as of Oct 1, 2026
Declared valuation
$119,600

Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Oct 1, 2026 · Retrieved Oct 22, 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 Oct 26, 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-2B: Multi-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 Oct 10, 2026 · Retrieved Oct 22, 2026

Parcel facts

Lot size: 55,757 sq ft
Tax rate area: 03193
Assessor land use: Vacant · Site (Under 2ac)
Addresses on parcel: 1

Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Oct 25, 2026 · Retrieved Oct 25, 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 265-0161-008-0000. 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.

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

$1,702/mo

−$1,085/mo

-16.9%

$3,217/mo

−$1,055/mo

Base (your inputs)

Your entered assumptions, 3.0%/yr rent growth

$1,850/mo

−$873/mo

-13.6%

$2,978/mo

−$738/mo

Optimistic (cap-limited)

+6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr)

$1,961/mo

−$751/mo

-11.7%

$2,909/mo

−$496/mo