Sacramento 95815 · Ben Ali · APN 277-0042-052-0000 · City of Sacramento
Zoned M-1-R in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $372,000 ($327,000–$417,000).
On-parcel permit history is indexed through Jun 15, 2026, 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 3% 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)
Plan revision / deferred submittal (SUB-1900505): Pending in review for 7.8 yr (69.9× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$372,000
Benchmark range: $327,000 – $417,000
Closest lead: 17th & S Street Mixed Use (0.23 mi SE, 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 (~$391/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: 2 homes completed, 3 permitted; 1 commercial or mixed-use project.
6 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.
146 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 M-1 as industrial, 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 5.3 yr (since Aug 3, 2021), with no new permit record in 5.3 yr. · 47 units
In "Entitled" for 5.2 yr (since Aug 30, 2021), with no new permit record in 5.2 yr. · 1 unit
In "Fee estimate" for 5 yr (since Oct 29, 2021), with no new permit record in 5 yr. · 300 units · $75,000,000 declared valuation
In "Entitled" for 3.5 yr (since May 24, 2023), with no new permit record in 3.5 yr. · 1 unit
In "Entitled" for 2.5 yr (since May 29, 2024), with no new permit record in 2.5 yr. · 1 unit · $55,000 declared valuation
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 (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 commercial tenant improvement (2445 Albatross Way 103): Status changed from Issued to Temporary C of O
Record COM-2519705 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2247 Royale Rd): First appeared in published agency feed
Record COM-2621794 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (2150 Harvard St): Status changed from Plan Check Target to Plan Check Wait
Record COM-2620426 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2435 Albatross Way): Status changed from Issued to Finaled
Record COM-2613175 · 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 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
Nearby plumbing / water heater / sewer (1294 Helena Ave): First appeared in published agency feed
Record RES-2623211 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby repair tied to a housing/code case (2212 Royale Rd 11): Status changed from Issued to Expired Permit
Record COM-2602939 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (2670 Land Ave): First appeared in published agency feed
Record COM-2622205 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (1107 Frienza Ave): Status changed from Issued to Finaled
Record RES-2621004 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (1500 El Camino Ave): Status changed from Issued to Expired Permit
Record COM-2517829 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (1550 Auburn Blvd): First appeared in published agency feed
Record COM-2623472 · 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 "Entitled" for 5.3 yr (since Aug 3, 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 (47 housing units across 0 permits).
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).
Pending in review for 7.8 yr (69.9× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Pending in review for 8.5 yr (75.3× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Pending in review for 10.5 yr (93.5× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
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 |
|---|---|---|---|---|
| Descor | Commercial tenant improvement | 1 on parcel10 in ½ mi | $2,889,154 | 8 vs 12 prior−33% |
| Nolen Construction | Commercial tenant improvement | 5 on parcel5 in ½ mi | $293,300 | 0 vs 1 prior |
| All Construction Services | Commercial tenant improvement | 2 on parcel2 in ½ mi | $10,000 |
| 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 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 ($3,700/yr) + local voter-approved bond debt ($518/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.
−$11,916/yr
Cash needed: $81,400
NOI: $10,535/yr
P&I: $1,871/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 | −$1,206/mo | -17.8% | $3,385/mo | −$1,177/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,850/mo | −$993/mo | -14.6% | $3,133/mo | −$859/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 | −$871/mo | -12.8% | $3,060/mo | −$618/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 ↗
REMODEL
EPC - COMMERICAL REMODEL OF A EXISTING CANNABIS DELIVERY SUITE TO INCLUDE NEW WALLS AND DOOR FOR SECURED VESTIBULE
Interior Demo - Perfect Union Cannabis - 1504 El Camino Ave
EPC - Demolition of 4 walls and 2 doors. Existing walls don't go all the way up so the existing ceiling and lighting are to remain.
CANNABIS (Dispensary) Remodel
EPC - Remodel to Include: New Electrical and Plumbing for Storage Room.
PERFECT UNION : CANNABIS INTERIOR REMODEL
EPC - CANNABIS INTERIOR REMODEL of (1900 sf- Non Sprinklered) :REMODEL OF A CANNABIS DELIVERY SUITE TO INCLUDE 3 NEW INTERIOR WALLS, 2 DOORS, WINDOW AND CEILING TO CREATE NEW STORAGE ROOM - PLNG-INSP
Cannabis Dispensary Remodel
EPC - COMMERCIAL REMODEL FOR CANNIBIS DISPENSARY TO INCLUDE NEW INTERIOR WALLS, DOORS, CEILINGS, CASEWORK, MECHANICAL, ELECTRICAL, AND PLUMBING (Work to be Done at the front of the building only) - PLNG-INSP
REVISION TO COM-1912807
REVISION TO COM-1912807: REMOVAL OF ALL CONEX BOXES ; WATER CLOSETS WITHIN RESTROOMS (1 & 2) TO HAVE WATER CLOSETS COMING OUT OF THE WALL (INSTEAD OF BACK TO BACK)
cannabis WHOLESALE DISTRIBTUION
EXPEDITED 10,5,5- unable to determine previous occupancy of 6180 sq ft suite to wholesale distribution. remodel to include mechanical, electrical, plumbing, remodel 2 existing bathroom for accessibility, install 2 cargo containers and finishes. - PLNG-INSP ****REVISION: REMOVAL OF ALL CONEX BOXES ; WATER CLOSETS WITHIN RESTROOMS (1 & 2) TO HAVE WATER CLOSETS COMING OUT OF THE WALL (INSTEAD OF BACK TO BACK)****
Cannabis Dispensary: Remodel
EPC Submittal - Remodel of Commercial Building - convert previous 2130 sq ft of warehouse space to offices, breakroom and accessible bathrooms. remodel to include new partition walls, electrical, plumbing, mechanical and finishes. Phase 1 of the work in this building was performed under COM-1810172. - PLNG-INSP
EPC Submittal - Remodel of Commercial Building - The scope of work consists of new office tenant improvements in a portion of an existing building. Improvements include new walls, ceiling, finishes, mechanical systems, plumbing, and electrical. Accessible upgrades include a new accessible restroom. This is a 2130 SF TI in a single story building. This is a non-sprinklered building. Phase 1 of the work in this building was performed under COM-1810172.
REVISION TO COM-1803572
EPC Submittal - Revision to Issued Permit COM-1803572 - New exit door added; some keynote adjustments, elevation of the window at reception has been changed; window detail revised, finish schedule notes added, structural door framing added, electrical lighting changes.
EPC Submittal - Deferred/Revision to Issued Permit COM-1803572 - New exit door added; some keynote adjustments, elevation of the window at reception has been changed; window detail revised, finish schedule notes added, structural door framing added, electrical lighting changes.
CANNABIS Dispensary
EPC - EXPEDITED 15,10,10- Interior remodel to include new partitions, ceilings, finishes, mechanical systems, plumbing, electrical power and lighting. Accessible upgraded to include new accessible restroom, accessible parking and accessible entry. This a one story non sprinkled building. - PLNG-INSP
EPC REMODEL
EPC Submittal - Remodel of an existing medical marijuana dispensary. Work includes new finishes, casework, and furnishings along with the associated work to the mechanical, electrical and plumbing systems.
EPC Submittal - Remodel of Commercial Building - Remodel of an existing medical marijuana dispensary. Work includes new finishes, casework, and furnishings along with the associated work to the mechanical, electrical and plumbing systems. The parking spaces outside of the building will be re-stripped.
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
1.23 acres
Assessor's classification for assessment purposes. This is not zoning.
1504 EL CAMINO AVE; 1508 EL CAMINO 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 277-0042-052-0000. 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.
| 2 vs 4 prior |
| Brown Construction Recent nearby: 1572 Bartlett Ln (May 15, 2023) | New multifamily / condos / mixed-use | 24 in ½ mi | $142,773,797 | 4 vs 27 prior−85% |
| 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 | 9 in ½ mi | $1,878,476 | 39 vs 62 prior−37% |
| Carlisle Construction Recent nearby: 2180 Harvard St (Jun 6, 2022) | Commercial tenant improvement | 6 in ½ mi | $686,112 | 2 vs 6 prior |
| Ethan Conrad Construction Recent nearby: 2180 Harvard St (Jan 13, 2026) | Commercial tenant improvement | 4 in ½ mi | $2,276,000 | 2 vs 3 prior |
| Slc Recent nearby: 2250 Cormorant Way (Feb 25, 2021) | Remodel / interior alteration | 4 in ½ mi | $140,000 | 0 vs 0 prior |
| Gw Demolition Recent nearby: 2436 Princeton St (Jul 3, 2024) | Demolition | 4 in ½ mi | $40,170 | 10 vs 17 prior−41% |
| Loder Construction Recent nearby: 2410 Manning St (Nov 26, 2018) | Remodel / interior alteration | 3 in ½ mi | $2,220,000 | 0 vs 0 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 alterationOn this parcel | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvementOn this parcel | 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.