Sacramento 95821 · APN 266-0170-018-0000 · 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 $643,000 ($547,000–$739,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 10,454 sq ft lot. Local precedent is active with 2 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 (1 total permit, latest Jul 9, 2024).
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.
$643,000
Benchmark range: $547,000 – $739,000
Accessory dwelling unit (new or conversion) (RES-2322032): Issued after 9 mo (2.8× 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: Marconi Ridge Apartments (0.38 mi NW, entitled). 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 (~$648/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: 3 homes completed, 4 permitted, 11 proposed or in review; 2 demolitions.
10 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.
104 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 8 yr (since Nov 5, 2018), with no new permit record in 7.9 yr. · $2,000,000 declared valuation
Permit issued and active for 8.8 yr (first record Feb 7, 2018), with no completion or new permit record in 7.5 yr. · 1 unit · $206,774 declared valuation
Permit issued and active for 8.8 yr (first record Feb 7, 2018), with no completion or new permit record in 7.5 yr. · 1 unit · $206,774 declared valuation
In "Entitled" for 7 yr (since Nov 12, 2019), with no new permit record in 7 yr. · 11 units
In "Entitled" for 5.1 yr (since Oct 13, 2021), with no new permit record in 5.1 yr. · 1 unit
In "Entitled" for 5.1 yr (since Oct 13, 2021), with no new permit record in 5.1 yr. · 2 units
Nearby plumbing / water heater / sewer (2029 Edison Ave): First appeared in published agency feed
Record RES-2622233 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2730 Connie Dr A): Status changed from Issued to Finaled
Record RES-2604842 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2807 Albatross Way): Status changed from Issued to Finaled
Record RES-2620955 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (3012 Albatross Way): First appeared in published agency feed
Record RES-2621526 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Latest published Zillow Home Value Index (ZHVI) update
Changed from $482,448 in September 2025 to $485,894 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95821 (not a parcel appraisal)
1808 Iris Ave · 1 unit · $105,004 valuation
Records span Dec 18, 2025 to Sep 18, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2121 Edison Ave · $25,500 valuation
Records span Dec 5, 2025 to Mar 17, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2041 Marconi Ave · 1 unit · $131,386 valuation
Records span Nov 14, 2025 to Jan 23, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3033 Connie Dr · 1 unit · $111,337 valuation
Records span May 22, 2025 to Jan 21, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2848 Connie Dr · 1 unit · $45,137 valuation
Records span Sep 24, 2025 to Dec 26, 2025 (3 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Annual ZIP 95821 home-value index checkpoint
Changed from $500,378 in September 2024 to $482,448 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95821 (not a parcel appraisal)
1903 Iris Ave · 1 unit · $125,851 valuation
Records span Oct 13, 2023 to Aug 8, 2025 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2125 Edison Ave · $2,000 valuation
Records span May 30, 2025 to Jun 30, 2025 (3 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
1908 Iris Ave · 1 unit · $60,000 valuation
Records span Oct 3, 2024 to Mar 13, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project 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 "Entitled" for 7 yr (since Nov 12, 2019), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (11 housing units across 0 permits).
In "In review" for 4.4 yr (since Jun 28, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (11 housing units, $2,000,000 declared valuation across 1 permit).
In "Entitled" for 2.9 yr (since Dec 7, 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 (8 housing units across 0 permits).
In "Fee estimate" for 8 yr (since Nov 5, 2018), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($2,000,000 declared valuation across 2 permits).
Issued after 9 mo (2.8× 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 5.1 yr (since Oct 13, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Walker Cellular Recent nearby: 1921 Roseville Rd (Aug 2, 2021) | Remodel / interior alteration | 4 in ½ mi | $45,000 | 0 vs 1 prior |
| Asc Construction Services Recent nearby: 2121 Edison Ave 1 (Mar 17, 2026) | Demolition | 4 in ½ mi | $31,500 | 7 vs 6 prior |
| William Construction Recent nearby: 1903 Iris Ave 2 (Aug 12, 2024) | Demolition |
| 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) |
HUD Small Area Fair Market Rent · ZIP 95821
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 ($6,450/yr) + local voter-approved bond debt ($903/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.
−$30,345/yr
Cash needed: $141,900
NOI: $8,793/yr
P&I: $3,261/mo
For $0/mo net cash flow
At $2,000/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 | $1,840/mo | −$2,759/mo | -23.3% | $5,691/mo | −$2,745/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,000/mo | −$2,529/mo | -21.4% | $5,267/mo | −$2,402/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,120/mo | −$2,397/mo | -20.3% | $5,145/mo | −$2,141/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 unitsOct 16, 2023 – Jul 9, 2024
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Detached ADU - 745 sqft
EPC - New detached 745 sqft ADU. 2 bed / 1 bath PV Solar 2.16 kW DC - $5,000 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.”
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 - 745 sqft(RES-2322032) | ADU · Renter | — | 1 (Jul 9, 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
0.24 acres
Assessor's classification for assessment purposes. This is not zoning.
2931 HOWE AVE; 2935 HOWE AVE
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 266-0170-018-0000. 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.
| 3 in ½ mi |
| $141,851 |
| 4 vs 7 prior |
| Norcal ADU Builders Recent nearby: 2826 Albatross Way (Mar 12, 2024) | Accessory dwelling unit (new or conversion) | 2 in ½ mi | $94,751 | 2 vs 3 prior |
| Modus Rex Recent nearby: 1921 Roseville Rd (Oct 27, 2022) | Remodel / interior alteration | 2 in ½ mi | $47,500 | 0 vs 1 prior |
| Domus Construction And Design Recent nearby: 2620 Connie Dr 1 (Jan 20, 2017) | Demolition | 2 in ½ mi | $5,000 | 0 vs 0 prior |
| Izba Development Recent nearby: 1821 Iris Ave (Oct 11, 2019) | New duplex / half-plex | 1 in ½ mi | $283,168 | 2 vs 2 prior |
| 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.