Sacramento 95815 · South Hagginwood · APN 265-0274-008-0000 · City of Sacramento
Zoned R-2B in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $341,000 ($300,000–$382,000).
Zone R-2B allows residential use qualifying for ministerial ADU review under state law (3 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
On-parcel permit history is indexed through Apr 16, 2025, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$341,000
Benchmark range: $300,000 – $382,000
Closest lead: New duplex at 3042 Marysville Blvd (0.25 mi N, in review). 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 (~$361/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: 10 homes completed, 13 permitted, 11 proposed or in review; 2 demolitions; 1 commercial or mixed-use project.
26 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.
304 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-2B as multifamily 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 8.5 yr (since May 7, 2018), with no new permit record in 8.3 yr. · 1 unit · $221,014 declared valuation
Permit issued and active for 6.4 yr (first record Jun 24, 2020), with no completion or new permit record in 5.9 yr. · 1 unit · $151,215 declared valuation
In "Entitled" for 5.9 yr (since Jan 6, 2021), with no new permit record in 5.9 yr. · 1 unit
In "Entitled" for 6.2 yr (since Sep 2, 2020), with no new permit record in 5.6 yr. · 1 unit · $96,576 declared valuation
In "Entitled" for 5.2 yr (since Aug 30, 2021), with no new permit record in 5.2 yr. · 1 unit
In "Entitled" for 4 yr (since Nov 29, 2022), with no new permit record in 4 yr. · 1 unit
Record COM-2606702 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
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
Record RES-2617252 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2617252 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2617252 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2617252 · 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 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 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 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
Record RES-2620948 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2951 Marysville Blvd 7): Status changed from Issued to Finaled
Record COM-2619969 · 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
Nearby addition (adds square footage) (1061 Acacia Ave): Status changed from Processing to Issued
Record RES-2617920 · 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 "In review" for 2.7 yr (since Mar 5, 2024), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
In "In review" for 3 mo (since Aug 10, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). work_desc changed to "EPC - New construction detached ADU, 748 sq ft, 2bed/2bath with sprinklers and 2.15kw solar system. Carbon monoxide & Smoke alarms required. Reference CRC sections R310 & R311. ALL WORK SUBJECT TO FIELD INSPECTION." in snapshot Nov 1, 2026.
Active in "Issued" for 5.2 yr (first record Sep 10, 2021) with no new permit activity recorded in 6 mo. work_desc changed to "Permt to complete work commenced under expired permit COM-2325441: - construction of 232 sq ft pump house and installation of new fire pump equipment revision COM-2617765 Additions of conductor sizing on one line drawing, addition of panel placard detailing the facility address and available fault current per utility letter. revision COM-2622205 electrical plans modify electrical run/conduit" in snapshot Nov 1, 2026.
In "Entitled" for 8.5 yr (since May 7, 2018), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 5.9 yr (since Jan 6, 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 6.2 yr (since Sep 2, 2020), 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 |
|---|---|---|---|---|
| Caldwell Construction | New garage / accessory structure | 1 on parcel1 in ½ mi | $35,000 | 20 vs 17 prior+18% |
| Gene Sun Wan Construction Recent nearby: 2670 Land Ave (Apr 30, 2026) | New commercial / non-residential building | 5 in ½ mi | $371,000 | 3 vs 3 prior |
| Gw Demolition Recent nearby: 1633 Juliesse Ave (Aug 12, 2026) |
| 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) |
| New garage / accessory structure |
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 ($3,400/yr) + local voter-approved bond debt ($476/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.
−$9,754/yr
Cash needed: $74,800
NOI: $10,877/yr
P&I: $1,719/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 | −$1,025/mo | -16.5% | $3,133/mo | −$994/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,850/mo | −$813/mo | -13.0% | $2,900/mo | −$677/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 | −$691/mo | -11.1% | $2,833/mo | −$435/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 ↗
Utility Structure
EPC - NEW 499.5 sf SHOP AT REAR OF PROPERTY. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION.
2856 La Rosa Road res plumbing permit minor no plans
Plumbing Permit: Water line from meter to house. 208 feet. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994, are exempt). Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
2856 La Rosa Road res plumbing permit minor no plans
Plumbing Permit: Water line from meter to house. 208 feet. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994, are exempt). Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
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
0.11 acres
Assessor's classification for assessment purposes. This is not zoning.
2856 LA ROSA RD
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 265-0274-008-0000. 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.
| Demolition |
| 5 in ½ mi |
| $71,190 |
| 10 vs 17 prior−41% |
| Tri West Homes Recent nearby: 1636 Kathleen Ave (Jan 30, 2024) | Commercial tenant improvement | 3 in ½ mi | $3,810,325 | 0 vs 1 prior |
| Ae Porter Construction Recent nearby: 1199 El Camino Ave (Jan 19, 2021) | Demolition | 3 in ½ mi | $1,653,200 | 0 vs 1 prior |
| Ag Builders Recent nearby: 3077 Del Paso Blvd (Dec 17, 2024) | Accessory dwelling unit (new or conversion) | 3 in ½ mi | $718,852 | 4 vs 1 prior |
| Brilliance Construction Recent nearby: 1608 Eldridge Ave (Apr 2, 2026) | Accessory dwelling unit (new or conversion) | 3 in ½ mi | $419,491 | 7 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 |
| Jm Environmental Recent nearby: 3125 Callecita St (Dec 20, 2017) | Demolition | 3 in ½ mi | $30,000 | 5 vs 0 prior |
| Mountain Valley Construction Recent nearby: 2751 Land Ave (Aug 10, 2017) | Addition (adds square footage) | 2 in ½ mi | $3,020,000 | 0 vs 2 prior |
| 231 |
| 35d |
| 69d |
| 132d |
| 261d |
| 50d(vs 84d prior) |
| Accessory dwelling unit (new or conversion) | 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) |
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.