Sacramento 95815 · South Hagginwood · APN 265-0255-018-0000 · 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 $468,000 ($412,000–$524,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 6,534 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
Public building records show issued construction/renovation work on this parcel (2 total permits, latest May 9, 2024).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
about 2% of the lot of the parcel intersects Zone X: reduced flood risk due to levee. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
Accessory dwelling unit (new or conversion) (RES-2323783): Issued after 6 mo (1.9× the 97d median) — above the 75th percentile for accessory dwelling unit (new or conversion) permits in City of Sacramento (median 97d, 75th pct 172d, n=1,693).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: 4 new homes at 707 Lampasas Ave (0.39 mi W, applied). 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 (~$482/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.
Since November 2024 within ½ mile: 24 homes completed, 14 permitted, 128 proposed or in review.
38 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.
355 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
$468,000
Benchmark range: $412,000 – $524,000
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 4.1 yr (since Oct 13, 2022), with no new permit record in 4.1 yr. · 1 unit
In "Entitled" for 4 yr (since Nov 29, 2022), with no new permit record in 4 yr. · 1 unit
In "Entitled" for 4 yr (since Nov 14, 2022), with no new permit record in 3.9 yr. · 1 unit · $72,666 declared valuation
In "Fee estimate" for 3.8 yr (since Feb 8, 2023), with no new permit record in 3.8 yr. · 1 unit · $250,000 declared valuation
In "Applied" for 3.5 yr (since May 11, 2023), with no new permit record in 23 mo. · 4 units · $825,000 declared valuation
Permit issued and active for 7.6 yr (first record Apr 12, 2019), with no completion or new permit record in 21 mo. · 2 units · $439,627 declared valuation
Nearby electrical / panel (2560 Selma St): Status changed from Issued to Finaled
Record RES-2620704 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2917 Del Paso Blvd): Status changed from Issued to Finaled
Record RES-2614865 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2440 Beaumont St): Status changed from Issued to Finaled
Record RES-2618901 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (2455 Ben Ali Way): First appeared in published agency feed
Record RES-2621911 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2620424 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (1026 Macarlen Way): First appeared in published agency feed
Record RES-2623600 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2 Yacabucci Ct): First appeared in published agency feed
Record RES-2622026 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (1109 Frienza Ave): Status changed from Issued to Expired Permit
Record RES-2522254 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2731 Oakmont St): First appeared in published agency feed
Record RES-2621617 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2405528 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2512 Rio Linda Blvd): Status changed from Issued to Finaled
Record COM-2620058 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2387 Erickson St): First appeared in published agency feed
Record RES-2621694 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby pool / spa (2453 Empress St): Status changed from Ready-to-Issue to Issued
Record RES-2621300 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby pool / spa (2453 Empress St): Issued date changed from (blank) to 2026-10-19
Record RES-2621300 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (2931 Belden St): First appeared in published agency feed
Record RES-2623287 · 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 "Applied" for 3.5 yr (since May 11, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (4 housing units, $825,000 declared valuation across 1 permit).
In "In review" for 21 mo (since Jan 31, 2025), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (8 housing units, $374,500 declared valuation across 2 permits).
In "Entitled" for 4 yr (since Nov 29, 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 19 mo (since Apr 2, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (8 housing units across 0 permits).
Issued after 6 mo (1.9× the 97d median) — above the 75th percentile for accessory dwelling unit (new or conversion) permits in City of Sacramento (median 97d, 75th pct 172d, n=1,693).
In "Entitled" for 4 yr (since Nov 14, 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 1,546 parcels
−16.7% YoY
City baseline: 30.4 / 1k
22 in trailing 24m
Includes 19 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Precision Construction And Design | Accessory dwelling unit (new or conversion) | 2 on parcel2 in ½ mi | $116,447 | 0 vs 0 prior |
| Integrity Pacific Builders Recent nearby: 2467 Erickson St (Oct 5, 2016) | New single-family home | 21 in ½ mi | $3,771,283 | 0 vs 0 prior |
| Read Construction Recent nearby: 1048 Dixieanne Ave 47 (Jan 7, 2021) | Commercial tenant improvement | 17 in ½ mi | $1,838,500 | 0 vs 0 prior |
| Jagir Investments Recent nearby: 2650 Ensenada Way (Feb 26, 2025) | Accessory dwelling unit (new or conversion) | 15 in ½ mi | $3,329,819 | 2 vs 21 prior−90% |
| Cobex Construction Group Recent nearby: 2425 Ben Ali Way (Jun 11, 2019) | Remodel / interior alteration | 5 in ½ mi | $43,008 | 1 vs 7 prior |
| Rudolph And Sletten Recent nearby: 770 Darina Ave (Oct 26, 2021) | Commercial tenant improvement | 4 in ½ mi | $690,000 | 3 vs 3 prior |
| Gw Demolition Recent nearby: 1021 Olivera Way (Apr 12, 2019) | Demolition | 4 in ½ mi | $66,690 | 10 vs 17 prior−41% |
| Ae Porter Construction Recent nearby: 1199 El Camino Ave (Jan 19, 2021) | Demolition | 3 in ½ mi | $1,653,200 | 0 vs 1 prior |
| Jc Construction Services Recent nearby: 1158 Helena Ave (Mar 20, 2023) | Remodel / interior alteration | 3 in ½ mi | $113,916 | 3 vs 3 prior |
| Bethel Griffin And Recent nearby: 2681 Altos Ave 16 (Aug 13, 2021) | Commercial tenant improvement | 3 in ½ mi | $36,000 | 0 vs 0 prior |
| 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)On this parcel | 1,693 | 57d | 97d | 172d | 284d | 97d(vs 103d prior) |
| DemolitionOn this parcel | 705 | 0d | 1d | 7d | 35d | 2d |
| 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) |
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.
HUD Small Area Fair Market Rent · ZIP 95815
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 ($4,700/yr) + local voter-approved bond debt ($658/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.
−$19,124/yr
Cash needed: $103,400
NOI: $9,395/yr
P&I: $2,377/mo
For $0/mo net cash flow
At $1,850/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 | $1,702/mo | −$1,806/mo | -21.0% | $4,223/mo | −$1,785/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,850/mo | −$1,594/mo | -18.5% | $3,909/mo | −$1,468/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 | −$1,472/mo | -17.1% | $3,818/mo | −$1,226/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 ↗
Finaled / completed1 unitsNov 7, 2023 – May 9, 2024
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Detached ADU
EPC - EXPEDITED - New detached 670 sq. ft. ADU (2 bed, 1 bath) with 13 sq. ft. awning over entry. PV exempt, <1.8kW. 2 electrical panels under a single drop. 2 w/c total on parcel. Separate wrecking permit required for detached 225 sq. ft. shed. 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).” “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.”
DEMO DETACHED SHED
Demolition of 225 SF detached storage shed. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION.
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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2024 | Detached ADU(RES-2323783) | ADU · Renter | — | 1 (May 9, 2024) | 1 (Aug 13, 2024) | — |
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
0.15 acres
Assessor's classification for assessment purposes. This is not zoning.
2634 ENSENADA WAY; 2634 ENSENADA WAY # 2 # 2
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 265-0255-018-0000. 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.