Sacramento 95815 · Ben Ali · APN 266-0203-015-0000 · City of Sacramento
Zoned R-2A in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $408,000 ($359,000–$457,000).
Zone R-2A allows residential use qualifying for ministerial ADU review under state law (11 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 Jul 15, 2020, 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.
$408,000
Benchmark range: $359,000 – $457,000
Closest lead: Marconi Ridge Apartments (0.18 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 (~$425/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: 4 homes completed, 11 permitted, 19 proposed or in review; 3 demolitions.
22 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.
196 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-2A 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 "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 6.7 yr (since Mar 10, 2020), with no new permit record in 6.7 yr. · 22 units
In "Entitled" for 5.6 yr (since Apr 8, 2021), with no new permit record in 5.6 yr. · 1 unit
Nearby plan revision / deferred submittal (1941 El Camino Ave): First appeared in published agency feed
Record COM-2623739 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
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 accessory dwelling unit (new or conversion) (2516 Connie Dr): First appeared in published agency feed
Record RES-2622166 · 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
Nearby electrical / panel (1701 Glenrose Ave): First appeared in published agency feed
Record RES-2623591 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1941 El Camino Ave): Description text was updated
Record COM-2304672 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (2713 Plover St): First appeared in published agency feed
Record RES-2622197 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2630 Plover St): Status changed from Issued to Finaled
Record RES-2516855 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2612189 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2612189 · 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 $354,204 in September 2025 to $348,970 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95815 (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)
1633 Juliesse Ave · $17,000 valuation
Records span May 6, 2025 to Aug 12, 2026 (3 permits).
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 "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 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 "Entitled" for 6.7 yr (since Mar 10, 2020), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (22 housing units across 0 permits).
In "Entitled" for 5.2 yr (since Aug 18, 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 (12 housing units across 0 permits).
In "Approved" for 2.7 yr (since Feb 28, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). issued_date changed to "2026-09-28" in snapshot Nov 1, 2026.
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).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 593 parcels
Small prior baseline
City baseline: 30.4 / 1k
9 in trailing 24m
Includes 5 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Izba Development | New duplex / half-plex | 1 on parcel1 in ½ mi | $283,168 | 2 vs 2 prior |
| Ferrand Construction Recent nearby: 1750 Iris Ave 114 (Jun 21, 2022) | Commercial tenant improvement | 7 in ½ mi | $818,715 | 0 vs 0 prior |
| Walker Cellular Recent nearby: 1921 Roseville Rd (Aug 2, 2021) | Remodel / interior alteration |
| 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-plexOn this parcel | 115 | 82d | 184d | 416d | 575d | 144d(vs 361d prior) |
| New multifamily / condos / mixed-use | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
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 ($4,100/yr) + local voter-approved bond debt ($574/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.
−$14,799/yr
Cash needed: $90,200
NOI: $10,079/yr
P&I: $2,073/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 | −$1,446/mo | -19.2% | $3,720/mo | −$1,420/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,850/mo | −$1,233/mo | -16.4% | $3,443/mo | −$1,103/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 | −$1,111/mo | -14.8% | $3,363/mo | −$861/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 / completed2 unitsMar 1, 2019 – Jun 3, 2021
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
REVISION TO RES-1905502
EPC - REVISION TO RES-1905502: Upgrading existing 3/4" water meter to new 2" water meter
Construct New Duplex
EXPEDITED - Construct single story duplex (2-bed / 2-bath each) w/ attached garages. Unit 1 (1086sf dwelling, 274 garage, 58sf porch). Unit 2 (1009sf dwelling, 274sf garage, 58sf porch) “Any new landscaping done on this property must be compliant with the City’s Water Efficient Landscape Ordinance 15.92.” Previous Demo of 900sf SFR 12/20/2011 RES-1110724 SEE RES-2012274 - REVISION TO RES-1905502: Upgrading existing 3/4" water meter to new 2" water meter
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 |
|---|---|---|---|---|---|---|
| 2019 | 1817 Iris Avenue - Duplex(DR19-019) | 2 to 4 · Renter | 2 (Mar 1, 2019) | — | — | — |
| 2019 | Construct New Duplex(RES-1905502) | 2 to 4 · Renter | — | 2 (Oct 11, 2019) | — | — |
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
0.17 acres
Assessor's classification for assessment purposes. This is not zoning.
1817 IRIS AVE; 1821 IRIS 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 266-0203-015-0000. 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.
| $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 |
| 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 |
| 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 |
| Jd Rodli Construction Recent nearby: 1704 Kathleen Ave (Oct 5, 2022) | Commercial tenant improvement | 3 in ½ mi | $283,418 | 0 vs 6 prior |
| William Construction Recent nearby: 1903 Iris Ave 2 (Aug 12, 2024) | Demolition | 3 in ½ mi | $141,851 | 4 vs 7 prior |
| Gw Demolition Recent nearby: 1633 Juliesse Ave (Aug 12, 2026) | Demolition | 3 in ½ mi | $42,000 | 10 vs 17 prior−41% |
| Richard Sanders General Contractor Recent nearby: 1931 Frienza Ave (Mar 24, 2022) | Addition (adds square footage) | 2 in ½ mi | $358,590 | 3 vs 6 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) |
| Plan revision / deferred submittalOn this parcel | 69 | 26d | 41d | 93d | 190d | 35d(vs 46d 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.