Sacramento 95825 · Sierra Oaks · APN 293-0020-007-0000 · City of Sacramento
Zoned R-1A-R in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $509,000 ($448,000–$570,000).
Zone R-1A-R allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jul 27, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
50 substantial renovation & housing permits over 24 months (72.0 per 1,000 parcels vs. 30.4 citywide baseline) (#83 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Sierra Oaks)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$509,000
Benchmark range: $448,000 – $570,000
all of the lot of the parcel intersects Zone X: reduced flood risk due to levee. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
Closest lead: 5-Story Apartment (0.4 mi W, 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 (~$521/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: 9 permitted; 1 commercial or mixed-use project.
2 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.
362 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-1A as two-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 4.1 yr (since Oct 3, 2022), with no new permit record in 4.1 yr. · 115 units · $9,732,800 declared valuation
In "In review" for 11 mo (since Dec 9, 2025), with no new permit record in 11 mo. · $4,455,877 declared valuation
Nearby roof replacement (2042 University Park Dr): First appeared in published agency feed
Record RES-2621647 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (304 E Ranch Rd): Status changed from Issued to Finaled
Record RES-2615586 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (175 Breckenwood Way): Status changed from Issued to Finaled
Record RES-2609380 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (2250 Morley Way): First appeared in published agency feed
Record RES-2622195 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby ev charger (2309 American River Dr A): Status changed from Plan Check Wait to Processing
Record COM-2618614 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (841 Commons Dr): Status changed from Issued to Finaled
Record RES-2617287 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (424 Howe Ave): Status changed from Verify Wait to Issued
Record COM-2520818 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (424 Howe Ave): Issued date changed from (blank) to 2026-10-06
Record COM-2520818 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (424 Howe Ave): Contractor changed from (blank) to T E C PROJECT BUILDERS INC
Record COM-2520818 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (301 E Ranch Rd): Status changed from Issued to Finaled
Record COM-2615748 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (2491 American River Dr): First appeared in published agency feed
Record RES-2622642 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (100 Howe Ave): Status changed from Applied to Issued
Record COM-2617546 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (100 Howe Ave): Issued date changed from (blank) to 2026-10-21
Record COM-2617546 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (100 Howe Ave): Description text was updated
Record COM-2617546 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (1105 Commons Dr): First appeared in published agency feed
Record RES-2621824 · 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 4.1 yr (since Oct 3, 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 (115 housing units, $9,732,800 declared valuation across 4 permits).
In "In review" for 11 mo (since Dec 9, 2025), exceeding the 241d median and 334d 75th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($4,455,877 declared valuation across 2 permits).
High-impact scale (9 housing units, $2,835,000 declared valuation across 6 permits).
High-impact scale (1 housing unit, $1,012,000 declared valuation across 1 permit).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 694 parcels
−61.1% YoY
City baseline: 30.4 / 1k
50 in trailing 24m
Includes 0 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| River City Restoration | Remodel / interior alteration | 2 on parcel26 in ½ mi | $706,516 | 13 vs 10 prior+30% |
| Bristol Construction | Remodel / interior alteration | 1 on parcel1 in ½ mi | $70,000 | 2 vs 5 prior |
| Summit Roofing | Roof replacement | 1 on parcel1 in ½ mi | $9,880 |
| 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 95825
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 ($5,100/yr) + local voter-approved bond debt ($714/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.
−$18,292/yr
Cash needed: $112,200
NOI: $12,654/yr
P&I: $2,579/mo
For $0/mo net cash flow
At $2,250/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 | $2,070/mo | −$1,783/mo | -19.1% | $4,559/mo | −$1,749/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,250/mo | −$1,524/mo | -16.3% | $4,219/mo | −$1,363/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,385/mo | −$1,376/mo | -14.7% | $4,121/mo | −$1,069/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 ↗
311/313/315 E Ranch Road com siding permit minor no plans
Siding Permit: FOR 311/313/315-Remove and replace T1-11 Siding 8"=295 square feet, like for like. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
311 E. Ranch
Remove & replace (5) 4x8 sheets no groove siding at chimney. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
Remove and Replace Siding
Remove and replace 512 SF decayed T1-11 siding, like for like. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
Interior Remodel (Complete)
EPC - Remodel Kitchen, master and hall bath. Kitchen-Electrical: Removal of a few Non Bearing Partition Walls,Install (6) 4” LED recessed lights in area on dimmer three way switch in kitchen area. Install (1) 4” LED light to be installed over kitchen sink on separate dimmer or pendant light. Install (3) 4” LED recessed lights or pendants over island on separate dimmer switch over new island. Install (4) electrical counter outlets. Saw cut and remove concrete for new conduit for electrical outlets for new island. Install (1) outlet on each end of island. Install (2) under cabinet LED lights on separate switch; Install (1) electrical sub panel with new breakers in garage. - Install new g wiring for home runs dishwasher, disposal, range, microwave, and refrigerator. - Install GFCI circuits for outlets and arch fault breaker for new LED lights. Modify drain and water lines at kitchen sink. Install new gas line to cook top. Install new flue pipe for exhaust hood. Master bathroom-Install new shower valve, trim, diverter valve, rain head, sliding bar and hand held wand. Install pony wall at shower and zero entry shower pan. Install (3) 4” LED recessed lights separate dimmer switch. (1) shower ceiling-separate dimmer switch. (2) over vanity on separate dimmer switch. Install (2) vanity light on separate switch. Install (3) electrical outlets at vanity on GFCI circuit. Install (1) new exhaust fan using new roof penetration and roof jack. Install (1) solar tube. Hall bath- install new tub, sower valve. Install (1) 4” LED recessed lights separate dimmer switch in middle of room. Install (1) 4” LED retro- fit light at existing can light in shower area.- Install (1) vanity light on separate switch. Install (2) new electrical outlets with covers at existing vanity outlets. Remove and replace (1) exhaust with humidity sensor using exiting roof penetration. Master bedroom- Install (6) LED lights and (1) outlet for wall mounted TV. Den- Install (4) LED lights. Bedroom- Install (4) LED lights. Living room- Install gas fireplace insert with new gas line and electrical. Install ceiling fan and over head light. Dining area- Install (3) LED lights. Windows- replace master bedroom. living room, dining area and kitchen windows with vinyl low E type; WATER CONSERVING FIXTURES REQUIRED- SMOKE ALARMS AND CARBON MONOXIDE DETECTORS REQUIRED.
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 26 squares of 50yr Laminated Dimensional Composition. CRRC: 0668-0123
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
0.06 acres
Assessor's classification for assessment purposes. This is not zoning.
311 E RANCH 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 293-0020-007-0000. 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.
| 0 vs 0 prior |
| Critical Path Reconstruction | Windows / doors / siding | 1 on parcel1 in ½ mi | $7,365 | 2 vs 3 prior |
| Gp Development Merged: G P DEVELOPMENT INC · GP DEVELOPMENT INC Recent nearby: 100 Howe Ave 206s (Sep 28, 2026) | Commercial tenant improvement | 31 in ½ mi | $1,906,976 | 7 vs 15 prior−53% |
| Stuart James Construction Recent nearby: 2222 Fair Oaks Blvd (Oct 31, 2017) | Commercial tenant improvement | 17 in ½ mi | $3,811,748 | 3 vs 0 prior |
| Kitchen Mart Recent nearby: 304 E Ranch Rd (Jul 29, 2026) | Remodel / interior alteration | 17 in ½ mi | $713,086 | 62 vs 72 prior−14% |
| Marketone Builders Recent nearby: 100 Howe Ave (Feb 20, 2019) | Commercial tenant improvement | 11 in ½ mi | $2,260,000 | 10 vs 13 prior−23% |
| Level 5 Builders Recent nearby: 2224 Fair Oaks Blvd (Jun 2, 2020) | Commercial tenant improvement | 6 in ½ mi | $1,225,650 | 0 vs 0 prior |
| Kaler Dobler Construction Recent nearby: 83 Scripps Dr (Jul 6, 2018) | Commercial tenant improvement | 5 in ½ mi | $156,000 | 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 improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Roof replacementOn this parcel | 19,072 | 0d | 0d | 0d | 2d | 0d |
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.