Sacramento 95815 · South Hagginwood · APN 265-0304-008-0000 · 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 $345,000 ($304,000–$386,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 5,500 sq ft lot. Local precedent is active with 5 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 29, 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)
about 63% 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.
$345,000
Benchmark range: $304,000 – $386,000
New garage / accessory structure (RES-2023493): Issued after 4 mo (1.9× the 69d median) — above the 75th percentile for new garage / accessory structure permits in City of Sacramento (median 69d, 75th pct 132d, n=231).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Basin Apartments (0.48 mi S, fee estimate). 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 (~$365/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: 5 homes completed, 11 permitted, 4 proposed or in review; 1 commercial or mixed-use project.
15 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.
271 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.
In "Fee estimate" for 9.2 yr (since Aug 14, 2017), with no new permit record in 9.2 yr. · $21,439,420 declared valuation
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 5.4 yr (since Jun 15, 2021), with no new permit record in 5.4 yr. · 2 units
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
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
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 (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 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 plumbing / water heater / sewer (2629 Selma St): First appeared in published agency feed
Record RES-2621635 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby ev charger (2533 Del Paso Blvd): Status changed from Expired Permit to Issued
Record COM-2420544 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2809 Janette Way): First appeared in published agency feed
Record RES-2622814 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (2713 Ellen St): Status changed from Issued to Expired Permit
Record RES-2522093 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (2632 Rio Linda Blvd): First appeared in published agency feed
Record RES-2623298 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (2688 Clay St): Status changed from Issued to Expired Permit
Record RES-2521429 · 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 "Fee estimate" for 5 yr (since Oct 29, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (300 housing units, $75,000,000 declared valuation across 1 permit).
In "Fee estimate" for 9.2 yr (since Aug 14, 2017), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($21,439,420 declared valuation across 3 permits).
In "Entitled" for 5.2 yr (since Aug 30, 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 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).
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.
Issued after 4 mo (1.9× the 69d median) — above the 75th percentile for new garage / accessory structure permits in City of Sacramento (median 69d, 75th pct 132d, n=231).
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 |
|---|---|---|---|---|
| Banconn Enterprise | Demolition | 2 on parcel2 in ½ mi | $31,000 | 3 vs 0 prior |
| Affordable Heating And Air | HVAC / heat pump | 1 on parcel1 in ½ mi | $11,118 | 1 vs 1 prior |
| Bonney Plumbing | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $9,531 | 45 |
| 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 ($3,450/yr) + local voter-approved bond debt ($483/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.
−$10,114/yr
Cash needed: $75,900
NOI: $10,820/yr
P&I: $1,745/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 | −$1,055/mo | -16.7% | $3,175/mo | −$1,025/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,850/mo | −$843/mo | -13.3% | $2,939/mo | −$707/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 | −$721/mo | -11.4% | $2,871/mo | −$466/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 w/new ducts Split System to Split System. 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%.
2651 TAFT ST - REMODEL
KITCHEN REMODEL, NO STRUCTRUAL CHANGES, LIKE FOR LIKE. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994, are exempt).
E-Permit: existing panel 030 Amps - Overhead service, new main panel 200 Amps, New Install weather head/masthead work, adding 38 outlets (120V), adding 3 paddle fans, adding 4 ceiling mounted lighting fixtures, rewiring 672 sq ft.
new detached garage
EPC - new 384sf detached garage. A separate wrecking permit to be pulled to demolish existing detached garage
Demolish Detached Garage
Demolish and dispose of 384-sqft detached garage for future build on separate permit.
E-Permit: Sewer Service replacement or repair, Trenchless 40 L.F. Gas Line replacement, repair, or new leg, 50 L.F.
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
0.13 acres
Assessor's classification for assessment purposes. This is not zoning.
2651 TAFT ST
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 265-0304-008-0000. 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.
| Lou Becker And Sons Construction | Remodel / interior alteration | 1 on parcel1 in ½ mi | $5,057 | 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 |
| Descor Recent nearby: 1508 El Camino Ave (May 25, 2018) | Commercial tenant improvement | 10 in ½ mi | $2,889,154 | 8 vs 12 prior−33% |
| Icon General Contractors Merged: ICON GENERAL CONTRACTORS INC · ICON GENERAL CONTRACTORS, INC · ICON GENERAL CONTRACTORS LLC Recent nearby: 2201 Harvard St (Sep 8, 2026) | Commercial tenant improvement | 8 in ½ mi | $1,752,946 | 39 vs 62 prior−37% |
| 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 |
| Nolen Construction Recent nearby: 1504 El Camino Ave (Apr 21, 2022) | Commercial tenant improvement | 4 in ½ mi | $293,300 | 0 vs 1 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) |
| 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 alterationOn this parcel | 8,151 | 1d | 4d | 21d | 55d | 5d |
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.