Sacramento 95825 · Sierra Oaks · APN 295-0470-009-0000 · City of Sacramento
Zoned R-1-R in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $625,000 ($550,000–$700,000).
Zoned R-1-R supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 3,485 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
On-parcel permit history is indexed through Oct 9, 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)
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.
$625,000
Benchmark range: $550,000 – $700,000
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 (0.48 mi NW, 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 (~$631/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.
390 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 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 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 windows / doors / siding (304 Dunbarton Cir): Status changed from Ready-to-Issue to Finaled
Record RES-2620390 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (304 Dunbarton Cir): Issued date changed from (blank) to 2026-09-30
Record RES-2620390 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (308 Dunbarton Cir): Status changed from Ready-to-Issue to Issued
Record RES-2620394 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (308 Dunbarton Cir): Issued date changed from (blank) to 2026-09-30
Record RES-2620394 · 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
Nearby remodel / interior alteration (2722 Latham Dr): First appeared in published agency feed
Record RES-2621895 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (35 Adler Cir): Status changed from Issued to Finaled
Record RES-2617216 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (415 E Ranch Rd): First appeared in published agency feed
Record RES-2623240 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (107 Breckenwood Way): First appeared in published agency feed
Record RES-2623564 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (511 Dunbarton Cir): Status changed from Issued to Finaled
Record RES-2605182 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (1128 Commons Dr): Status changed from Issued to Finaled
Record RES-2619735 · 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 |
|---|---|---|---|---|
| Grounded Electric | Electrical / panel | 2 on parcel2 in ½ mi | $9,400 | 0 vs 0 prior |
| Pgbc | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $17,000 | 2 vs 2 prior |
| The Howes | HVAC / heat pump | 1 on parcel1 in ½ mi | $8,958 | 0 vs 0 prior |
| 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 ($6,250/yr) + local voter-approved bond debt ($875/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.
−$26,581/yr
Cash needed: $137,500
NOI: $11,343/yr
P&I: $3,160/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 | −$2,474/mo | -21.6% | $5,523/mo | −$2,449/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,250/mo | −$2,215/mo | -19.3% | $5,112/mo | −$2,063/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 | −$2,067/mo | -18.0% | $4,993/mo | −$1,769/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 ↗
E-Permit: existing panel 100 Amps - Underground service, new main panel 100 Amps, N/A weather head/masthead work, main breaker replacement.
E-Permit: existing panel 100 Amps - Underground service, new main panel 100 Amps, N/A weather head/masthead work, main breaker replacement.
2489 American River Dr - (3) Bathrooms and Kitchen Remodel
Remodel Kitchen cabinets, sink and appliances. Master Bath, Hall, and laundry room replace vanities, toilet, shower and surrounding tub.
No Duct Work Permitted. Change-out 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%.
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
0.08 acres
Assessor's classification for assessment purposes. This is not zoning.
2489 AMERICAN RIVER DR; 2491 AMERICAN RIVER DR
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 295-0470-009-0000. 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.
| 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% |
| River City Restoration Recent nearby: 106 E Ranch Rd (Mar 5, 2025) | Remodel / interior alteration | 24 in ½ mi | $695,316 | 13 vs 10 prior+30% |
| Kitchen Mart Recent nearby: 304 E Ranch Rd (Jul 29, 2026) | Remodel / interior alteration | 19 in ½ mi | $717,215 | 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% |
| Dave Gross Enterprises Recent nearby: 2711 Latham Dr (Mar 20, 2024) | Pool / spa | 6 in ½ mi | $126,150 | 13 vs 37 prior−65% |
| Kaler Dobler Construction Recent nearby: 83 Scripps Dr (Jul 6, 2018) | Commercial tenant improvement | 5 in ½ mi | $156,000 | 0 vs 0 prior |
| Connected Technology Recent nearby: 2086 University Park Dr (Aug 9, 2022) | Remodel / interior alteration | 5 in ½ mi | $4,678 | 117 vs 248 prior−53% |
| 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) |
| HVAC / heat pumpOn this parcel | 19,324 | 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.