Sacramento 95811 · Southern Pacific / Richards · APN 001-0090-005-0000 · City of Sacramento
Zoned C-4-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $571,000 ($485,000–$657,000).
On-parcel permit history is indexed through Sep 12, 2025, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
12 substantial renovation & housing permits over 24 months (41.2 per 1,000 parcels vs. 30.4 citywide baseline) (#82 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Southern Pacific / Richards)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$571,000
Benchmark range: $485,000 – $657,000
Closest lead: River District Condon- Club House (0.15 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 (~$580/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: 60 homes completed, 6 proposed or in review (200 of them deed-restricted affordable); 3 demolitions; 6 commercial or mixed-use projects.
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.
112 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 C-4 as commercial, 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 7.7 yr (since Mar 8, 2019), with no new permit record in 7.7 yr. · 168 units · $35,000,000 declared valuation
In "Fee estimate" for 7.4 yr (since Jun 17, 2019), with no new permit record in 7.4 yr. · 15 units · $1,180,014 declared valuation
In "Entitled" for 4.3 yr (since Jul 15, 2022), with no new permit record in 4.2 yr. · 70 units · $10,346,547 declared valuation
In "Fee estimate" for 4.4 yr (since Jun 3, 2022), with no new permit record in 4.1 yr. · 100 units · $16,250,000 declared valuation
In "Fee estimate" for 3.5 yr (since May 10, 2023), with no new permit record in 3.5 yr. · $33,434,912 declared valuation
In "In review" for 4.2 yr (since Aug 24, 2022), with no new permit record in 2.4 yr. · 36 units · $5,997,108 declared valuation
Nearby permit (2af651313bc554f1aac5eee88cffc144f52a527f): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (2fbd90b5d3369f8f0a1d1f83119e279683885d88): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (84f8d58e2dd49ea3937f92ee73d6f8a6d28e6ca0): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (07d96435f6d35299d6f4a745b96a009bd8b7389d): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (a756cc50b54fe8f6324a93261b7722e0da938fec): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (ca0ba56ff8b8f300ad313d72b8817eee19701c50): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (19a62d45c2cc2e5a6e21e22677a7671d2de5f6ba): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (438a3cca23284db86fc9c2a9a438d7556c1b038b): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (c18fe1e07ba68a16b95f98b66df4cc005f32ed25): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (533d41098c9adac7591e1a863f27029a9715e4da): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (c19e253df8ad3aafe43935a6ccf062b3fa429828): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (dba4af8940c02298da906351f080a7e953a9862b): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (54b987d692f2c31ce68396fbf22d189053a7970d): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (2fd08bcbf861bde5e2780d51b0cabe9ade073312): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (f7f6502ebbce5a0a76709510dcbd4f84235c7156): First appeared in published agency feed
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 "In review" for 16 mo (since Jul 29, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (6 housing units, $988,717 declared valuation across 4 permits). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
In "Fee estimate" for 7.7 yr (since Mar 8, 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 (168 housing units, $35,000,000 declared valuation across 1 permit).
In "Fee estimate" for 4.4 yr (since Jun 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 (100 housing units, $16,250,000 declared valuation across 4 permits).
In "In review" for 15 mo (since Aug 27, 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 ($450,000,000 declared valuation across 18 permits). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
In "In review" for 4.2 yr (since Aug 24, 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 (36 housing units, $5,997,108 declared valuation across 20 permits).
In "Entitled" for 4.3 yr (since Jul 15, 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 (70 housing units, $10,346,547 declared valuation across 2 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 291 parcels
Small prior baseline
City baseline: 30.4 / 1k
12 in trailing 24m
Includes 0 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| M3 Mep | Electrical / panel | 5 on parcel5 in ½ mi | $426,000 | 0 vs 0 prior |
| Mark Iii Construction | Commercial tenant improvement | 3 on parcel3 in ½ mi | $275,000 | 2 vs 4 prior |
| Bay Area Electric | Electrical / panel | 1 on parcel1 in ½ mi | $80,000 | 0 |
| 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) |
| New commercial / non-residential building |
HUD Small Area Fair Market Rent · ZIP 95811
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 ($5,700/yr) + local voter-approved bond debt ($798/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.
−$21,456/yr
Cash needed: $125,400
NOI: $13,131/yr
P&I: $2,882/mo
For $0/mo net cash flow
At $2,375/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 | $2,185/mo | −$2,061/mo | -19.7% | $5,062/mo | −$2,027/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,375/mo | −$1,788/mo | -17.1% | $4,685/mo | −$1,619/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,518/mo | −$1,631/mo | -15.6% | $4,576/mo | −$1,309/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 ↗
Expired / withdrawnJul 30, 2020 – Jul 30, 2020
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Site Improvements
EPC New site elements including: New fence and gate to east at Dos Rios street; New concrete curbing at planter along driveway facing Richards Blvd.; new landscape plantings; Permeable paving at south of food truck parking for fire truck access; new off-site street light poles to be installed at Dos Rios street. . - PLNG-INSP FEWER PAGES IN CYC 3 PLANS PER DIRECTION FROM CHAD COPEMAN IN SUPP FILE
1100 RICHARDS BLVD
EPC - THIS IS A POST CONSTRUCTION PERMIT FOR A PREP SINK AND MOP SINK ADDED TO AN EXISTING COMMERCIAL PREP KITCHEN. Cycle 2 scope to include the following accessibility upgrades, restroom changes, accessible parking, and path of travel to the street.
18-005902 site lighitng
18-005902 EPC - 1. SITE LIGHTING FOR TWO PARKING LOT AREAS. 2. INCLUDES BOTH NEW SITE LIGHTING POLES AND HEADS AND THE REPLACEMENT OF (E) HEADS WITH (N) WHERE THE (E) POLES REMAIN.
site lighitng
EPC - 1. SITE LIGHTING FOR TWO PARKING LOT AREAS. 2. INCLUDES BOTH NEW SITE LIGHTING POLES AND HEADS AND THE REPLACEMENT OF (E) HEADS WITH (N) WHERE THE (E) POLES REMAIN.
REVISION TO COM-2418502
EPC - Revision to COM-2418502 1) Revise approved plans to include panel boards PNL1 and TP6 to one-line 2) Revise AIC rating for each panel board and/or mains to match field conditions or provide work to match approved plans 3) Remove second TP2 panel from one-line
PERMIT TO COMPLETET WORK ON EXPIRED PERMIT COM-2401209, COM-2305392 18-005902 - ELECTRICAL
PERMIT TO COMPLETET WORK ON EXPIRED PERMIT COM-2401209, COM-2305392 EPC - 18-005902 Install multiple food truck charging stations. Provide new ,1200A, 480/277V, 3-Phase, 4-wire building service to replace depreciated 600A, 120/208V service equipment. Provide dry type transformers and distribution to reconnect existing distribution equipment. Remove and replace and repair existing un-permitted work. ** See COM-2403809 revision for Changes to single-line drawing, revised layout of site food truck power, added bollard detail, added pole base detail, and new plans for site lighting. ** revision COM-2406046 - EPC - CHANGES TO SINGLE LINE DRAWING,REVISED LAYOUT OF SITE FOOD TRUCK POWER, ADDED BOLLARD DETAIL, ADDED POLE BASE DETAIL. REVISION COM-2403809:Changes to single-line drawing, revised layout of site food truck power, added bollard detail, added pole base detail, and new plans for site lighting.+ SEPARATE PERMIT TO BE ISSUED FOR SITE LIGHTING revision COM-2420251 1) Revise approved plans to include panel boards PNL1 and TP6 to one-line 2) Revise AIC rating for each panel board and/or mains to match field conditions or provide work to match approved plans 3) Remove second TP2 panel from one-line
REVISION TO COM-2401209
EPC - CHANGES TO SINGLE LINE DRAWING,REVISED LAYOUT OF SITE FOOD TRUCK POWER, ADDED BOLLARD DETAIL, ADDED POLE BASE DETAIL.
REVISION TO COM-2401209
EPC - Changes to single-line drawing, revised layout of site food truck power, added bollard detail, added pole base detail, and new plans for site lighting.+ SEPARATE PERMIT TO BE ISSUED FOR SITE LIGHTING Revision to COM-2401209
PERMIT TO COMPLETET WORK ON EXPIRED PERMIT COM-2305392 18-005902 - ELECTRICAL
PERMIT TO COMPLETET WORK ON EXPIRED PERMIT COM-2305392 EPC - 18-005902 Install multiple food truck charging stations. Provide new ,1200A, 480/277V, 3-Phase, 4-wire building service to replace depreciated 600A, 120/208V service equipment. Provide dry type transformers and distribution to reconnect existing distribution equipment. Remove and replace and repair existing un-permitted work. ** See COM-2403809 revision for Changes to single-line drawing, revised layout of site food truck power, added bollard detail, added pole base detail, and new plans for site lighting. ** REVISION COM-2403809:Changes to single-line drawing, revised layout of site food truck power, added bollard detail, added pole base detail, and new plans for site lighting.+ SEPARATE PERMIT TO BE ISSUED FOR SITE LIGHTING
18-005902 - ELECTRICAL
EPC - 18-005902 Install multiple food truck charging stations. Provide new ,1200A, 480/277V, 3-Phase, 4-wire building service to replace depreciated 600A, 120/208V service equipment. Provide dry type transformers and distribution to reconnect existing distribution equipment. Remove and replace and repair existing un-permitted work.
HDB CASE #18-005902 CORRECTIVE ACTION PERMIT
HDB Requirements: 1. REMOVE THE (E) TOILET ROOM LOCATED ON THE DOCK. 2. REMOVE THE DOCK CANOPY WOOD ROOF SUB-STRUCTURE. MAIN STEEL OUTRIGGER BEAMS AND STEEL ANGLE BRACES BACK TO THE WALL TO REMAIN. 3. REMOVE AND CAP FIRE SPRINKLER LINES AS REQUIRED. 4. REMOVE AND CAP RAIN WATER LEADERS AS REQUIRED.
1100 RICHARDS - WALL WINDOWS
EPC - Glass block replacement in exterior wall windows in 9 locations, and remove existing wood trellis. HSG #18-005902
hsg# 18-005902 Richards Blvd building awnings
EPC - hsg# 18-005902 shared plans COM-2013472 Remove un-permitted metal awning and replace with 932 sq ft of new metal awnings. SEE PLAN PAGE A1.1 FOR COMPLETE SCOPE OF WORK AND SEE ATTACHED VIOLATION LIST.
hsg# 18-005902 Richards Blvd Food Truck Storage and Service
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
6.44 acres
Assessor's classification for assessment purposes. This is not zoning.
1100 RICHARDS BLVD
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 001-0090-005-0000. 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.
| M3 Emp | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $45,000 | 0 vs 0 prior |
| Midstate Construction Recent nearby: 419 Pipevine St (Jan 11, 2024) | New multifamily / condos / mixed-use | 31 in ½ mi | $112,414,900 | 0 vs 8 prior−100% |
| Black Pine Builders Recent nearby: 1006 Mud Pie Ln (Oct 24, 2016) | New single-family home | 12 in ½ mi | $3,000,000 | 2 vs 0 prior |
| Mason Building And Design Recent nearby: 775 N 6th St (Jun 27, 2023) | New multifamily / condos / mixed-use | 7 in ½ mi | $33,101,493 | 5 vs 19 prior−74% |
| Quality Telecom Consultants Recent nearby: 1101 N D St (Jan 25, 2024) | Remodel / interior alteration | 6 in ½ mi | $190,000 | 3 vs 9 prior−67% |
| Jd Rodli Construction Recent nearby: 1030 N D St 100 (Feb 6, 2024) | Commercial tenant improvement | 5 in ½ mi | $843,796 | 0 vs 6 prior |
| Avanti Builders Recent nearby: 241 N 10th St 4 (Apr 17, 2020) | Commercial tenant improvement | 4 in ½ mi | $425,000 | 2 vs 0 prior |
| 150 |
| 155d |
| 241d |
| 334d |
| 498d |
| 229d(vs 293d 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 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) |
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.
EPC - hsg# 18-005902 shared plans COM-2013477 construct a 162 sq ft utility structure for a scullery, 40,783 SQ FT Site development to include removing un-permitted site work, installation of charging stations, fencing, gates, underground work, paving, stripping, landscaping and installation of trash/recycling compactors. remove 3 storage containers, remove 1 non-operable modular food booth, remove 1 freight container. Outdoor site area to be used food truck storage area. legalize concrete ramp. SEE PLAN PAGE A1.1 FOR COMPLETE SCOPE OF WORK AND SEE ATTACHED VIOLATION LIST. - PLNG-INSP
HSG Case 18-005902 Electrical Site Improvements WWOP-QUAD Fees
HSG Case 18-005902 Electrical Site Improvements WWOP-QUAD Fees: Approximately 25000 SF of surrounding driveway and outdoor vehicle / marine storage has been modified to provide "Shore Power" outlets for Mobile Food Vendor trucks overnight parking and operation of on-board refrigeration equipment in "Ready/Stand-by mode only. No Food Storage or Food Preparation to be allowed on these preises