Sacramento 95811 · Southern Pacific / Richards · APN 001-0182-015-0000 · City of Sacramento
Zoned RMX-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $770,000 ($655,000–$885,000).
Zone RMX-SPD 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 (24 total permits, latest Oct 6, 2026).
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$770,000
Benchmark range: $655,000 – $885,000
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)
Plan revision / deferred submittal (SUB-1821049): Pending in review for 8 yr (71.6× 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)
Closest lead: Hawthorn Apartments (0.13 mi W, 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 (~$769/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: 48 homes completed; 4 demolitions; 2 commercial or mixed-use projects.
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.
50 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.
No ADU or new-home permits recorded within ¼ mile in this window.
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 RMX as mixed use, 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 "Entitled" for 5.8 yr (since Jan 15, 2021), with no new permit record in 5.8 yr. · 281 units
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
Nearby plan revision / deferred submittal (629 Richards Blvd): Status changed from Issued to Finaled
Record COM-2618888 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2517739 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby ev charger (300 Richards Blvd): First appeared in published agency feed
Record COM-2623745 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2517684 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2617749 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2617749 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Other (COM-2622200): First appeared in published agency feed
Detected between upstream data snapshots
Install exterior security fencing to deter vagrancy. Matte black finish to match existing.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff window
Other permit application filed (COM-2622200)
SUTTER HEALTH FENCING
Install exterior security fencing to deter vagrancy. Matte black finish to match existing. · Declared valuation: $20,515 · Contractor: Descor Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Latest published Zillow Home Value Index (ZHVI) update
Changed from $590,323 in September 2025 to $570,635 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95811 (not a parcel appraisal)
400 Jibboom St · $662,963 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
324 Bannon St · $52,000 valuation
Records span Aug 21, 2025 to Oct 9, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
320 Bannon St · $61,000 valuation
Records span Aug 22, 2025 to Oct 9, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Annual ZIP 95811 home-value index checkpoint
Changed from $620,164 in September 2024 to $590,323 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95811 (not a parcel appraisal)
500 N 6th St · 48 units · $7,206,901 valuation
Records span Apr 29, 2021 to Apr 11, 2025 (45 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
650 N 5th St · $110,000 valuation
Records span Nov 18, 2024 to Dec 30, 2024 (2 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 "Entitled" for 5.8 yr (since Jan 15, 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 (281 housing units across 0 permits).
In "Fee estimate" for 3.5 yr (since May 10, 2023), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($33,434,912 declared valuation across 1 permit).
Active in "Issued" for 15 mo (first record Aug 22, 2025) with no new permit activity recorded in 13 mo. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
Active in "Issued" for 15 mo (first record Aug 21, 2025) with no new permit activity recorded in 13 mo. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
Pending in review for 8 yr (71.6× 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 8.1 yr (72.1× 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 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 |
|---|---|---|---|---|
| Descor | Plan revision / deferred submittal | 6 on parcel7 in ½ mi | $39,670,427 | 8 vs 12 prior−33% |
| West Fork Construction | Commercial tenant improvement | 6 on parcel6 in ½ mi | $2,949,470 | 0 vs 0 prior |
| Icon General Contractors | Commercial tenant improvement | 1 on parcel6 in ½ mi |
| 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 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 ($9,885/yr) + local voter-approved bond debt ($1,384/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.
Statutory notes: Under CA Gov. Code § 66324 (SB 13), local agencies cannot impose development impact fees on ADUs under 750 sq ft (plan-check, school district fees ≥500 sq ft, and utility connection fees still apply). Under CA Rev. & Tax. Code § 71, building an ADU triggers a supplemental assessment on the new construction value without reassessing the existing dwelling or land. Newly built ADUs also carry a rolling 15-year exemption from statewide AB 1482 rent caps from certificate of occupancy.
−$36,566/yr
Cash needed: $224,025
NOI: $25,700/yr
P&I: $5,189/mo
For $0/mo net cash flow
At $4,300/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 | $3,956/mo | −$3,541/mo | -19.0% | $8,899/mo | −$3,462/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $4,300/mo | −$3,047/mo | -16.3% | $8,237/mo | −$2,724/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $4,559/mo | −$2,763/mo | -14.8% | $8,046/mo | −$2,162/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 ↗
SUTTER HEALTH FENCING
Install exterior security fencing to deter vagrancy. Matte black finish to match existing.
bike rack / bench
EPC - EXTERIOR PATIO . ENCLOSE LOW WALL CMU PLANTER, REMOVE APPROX. 500SF OF LANDSCAPING AND REPLACE WITH CONCRETE FLATWORK. EXISTING AREA DRAIN TO REMAIN. INSTALL 7 POST & RING BIKE RACKS AND A BENCH. BIKE RACK STYLE AND SPACING TO COMPLY WITH CITY OF SACRAMENTO BIKE RACK DESIGN AND PLACEMENT DESIGN STANDARDS.
REVISION TO COM-2321918
EPC - CHANGED PANEL SCHEDULE NAME, CHANGED HVAC CIRCUITS TO REFLECT THE CORRECT PANEL THE CIRCUIT IS BEING FED FROM, CHANGED HVAC BREAKER SIZE TO MATCH COORDINATED MECH DRAWINGS, CHANGE ROOF PANEL NAME CALL OUT. SEE SHEET E0.1 AND E1.1
REVISION TO COM-2321918
REVISION TO COM-2321918- EPC - Mechanical revision to approved plans, see Summary of Changes.
444 N. 3RD ST #230 - REMODEL
EPC - INTERIOR REMODEL WITHIN AN EXISTING OFFICE SUITE INCLUDING NEW NON-BEARING WALLS, FINISHES, ELECTRICAL UPGRADES AND PLUMBING FIXTURES. REVSION COM-2405892:CHANGED PANEL SCHEDUL NAME, CHANGED HVAC CIRCUITS TO REFLECT THE CORRECT PANEL THE CURCUIT IS BEING FED FROM, CHANGED HAVC BREAKER SIZE TO MATCH COORDINATED MECH DRAWINGS, CHANGE ROOF PANEL NAME CALL OUT. SEE SHEET E0.1 AND E1.1
DHA Remodel
EXPEDITED - EPC - Interior tenant improvements including, one new exterior storefront door, new non-bearing walls and finishes. Electrical, HVAC, Plumbing, Fire Sprinkler & Fire Alarm are also upgraded. No additional area has been added to the building.
Canopy Lighting
EXPEDITED - Installation of six (6) lights under canopy.
CANOPY ADDITION REMODEL
EPC Submittal - 735SF Addition of 2 new canopies on the Southwest and Southeast entrances. Addition of 2 new exterior entrance doorways on the Southwest and Southeast entrances. Addition of a new sectional roll up door at the existing atrium to replace a section of existing storefront windows. - PLNG-INSP
Sutter Care - Shade Structure
EPC - Construction of a shade structure for the new care facility. (overall Site improvement under COM-1814932) - PLNG-INSP
444 N. 3rd Street Restrooms - Deferred Sprinkler Revisions
Deferred sprinkler revisions from restrooms remodel under COM-1812565
EPC Submittal - Remodel of Commercial Building - Addition of 2 new canopies on the Southwest and Southeast entrances. Addition of 2 new exterior entrance doorways on the Southwest and Southeast entrances. Addition of a new sectional roll up door at the existing atrium to replace a section of existing storefront windows.
EPC Submittal - Deferred/Revision to Issued Permit COM-1812565 - Fire Sprinkler TI-Adding new fire sprinklers in the remodeled restroom
Sutter Care - 2nd Revision
EPC - Revision to COM-1717458 for various minor changes on site and electrical plans
444 N. 3rd Street Restrooms
EPC - Minor interior demo and full remodel for 2 existing core restrooms to include showers and janitor room
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
4.34 acres
Assessor's classification for assessment purposes. This is not zoning.
420 N 3RD ST; 444 N 3RD ST; 444 N 3RD ST STE 100 STE 100
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 001-0182-015-0000. 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.
| $829,282 |
| 39 vs 62 prior−37% |
| Schetter Electric Merged: SCHETTER ELECTRIC INC · SCHETTER ELECTRIC LLC | Commercial tenant improvement | 1 on parcel3 in ½ mi | $387,122 | 2 vs 2 prior |
| Wfc Builders | Commercial tenant improvement | 2 on parcel2 in ½ mi | $1,165,000 | 23 vs 9 prior+156% |
| Sentinel Fire Equipment | Commercial tenant improvement | 1 on parcel2 in ½ mi | $4,375 | 0 vs 4 prior |
| J Four Enterprises | Commercial tenant improvement | 1 on parcel1 in ½ mi | — | 0 vs 0 prior |
| Mason Building And Design Recent nearby: 775 N 6th St (Jun 27, 2023) | New multifamily / condos / mixed-use | 11 in ½ mi | $61,616,011 | 5 vs 19 prior−74% |
| Gala Construction Recent nearby: 321 Bercut Dr (Apr 28, 2023) | Commercial tenant improvement | 10 in ½ mi | $2,195,999 | 0 vs 1 prior |
| Bcm Construction Recent nearby: 601 Sequoia Pacific Blvd (Jan 19, 2021) | New commercial / non-residential building | 6 in ½ mi | $4,598,090 | 1 vs 1 prior |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage)On this parcel | 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.
Revison-Sutter Care
EXPEDITED - Change smoke detectors in Kitchen to neat detector because concern there would be false alarms with the smoke detector
444 N 3rd Street - RTU Installation
EPC - Structural, mechanical, electrical & plumbing improvements related to replacement, removal & addition of hvac units on existing roof to make building ready for interior improvements. Buildings currently are not occupied. - PLNG-INSP
Sutter Care - Site Revision
EPC - Revision to COM-1717458 for Site modification due to accessibility compliance requirements
ANSUL SYSTEM
Install a new ANSUL UL300 system for existing hood duct system.
Sutter Care
EPC - Remodel and Change of Use of an existing commercial Building - Tenant improvement includes minor demolition, interior renovation of approximately 45,000 square feet of an existing building for a non-residential care facility (adult daycare), OSHPD-3 clinic area, and administrative support areas. Renovation includes reconfiguration of the space, new finishes, new lighting, new plumbing, new mechanical, reconfigured fire sprinklers and exterior site renovations limited to participant drop-off area and employee entrance on north 3rd street. Demolition and core and warm shell preparation were under COM-1705909 - PLNG-INSP Revision- change to smoke detector COM- 1812789
444 N 3rd Street REMODEL - Revision 1
Replace water service to 3 locations. Remove existing backflow & meter and replace.
EPC Submittal - Remodel and Change of Use of Commercial Building - THE SCOPE OF WORK FOR THIS PROJECT INCLUDES MINOR DEMOLITION, INTERIOR RENOVATION OF APPROXIMATELY 45,000 SQUARE FEET OF AN EXISTING BUILDING FOR A NON-RESIDENTIAL CARE FACILITY (ADULT DAYCARE), OSHPD 3 CLINIC AREA, AND ADMINISTRATIVE SUPPORT AREAS. RENOVATION INCLUDES RECONFIGURATION OF THE SPACE, NEW FINISHES, NEW LIGHTING, NEW PLUMBING, NEW MECHANICAL, RECONFIGURED FIRE SPRINKLERS AND EXTERIOR SITE RENOVATIONS LIMITED TO PARTICIPANT DROP-OFF AREA AND EMPLOYEE ENTRANCE ON NORTH 3RD STREET. DEMOLITION AND CORE AND SHELL PREPARATION COMPLETED PREVIOUSLY APPROVED COM-COM-1705909
444 N 3rd Street REMODEL
EPC - Remodel of Commercial Building - BUILDING RENOVATIONS. ACCESSIBILITY SITE UPGRADES, REPLACEMENT OF EXISTING COURTYARD LIGHTING WITH NEW LED. REPLACEMENT OF SOME STOREFRONT WINDOWS WITH DOORS. ROOF OVERLAY. BUILDING S.F. IS 80,055 - PLNG-INSP ($1.2M building & $800K site improvements)
EPC Submittal - Remodel of Commercial Building - BUILDING RENOVATIONS. ACCESSIBILITY SITE UPGRADES, REPLACEMENT OF EXISTING COURTYARD LIGHTING WITH NEW LED. REPLACEMENT OF SOME STOREFRONT WINDOWS WITH DOORS. ROOF OVERLAY. BUILDING S.F. IS 80,055
INTERIOR DEMO OTC
EXPEDITED - INTERIOR DEMO OTC REMOVAL OF ALLNON-LOAD BEARING WAALLS, SAFE OFF ELECTRICALTO NEAREST JUNCTION BOX IN CEILING FOR FUTURE REMODEL, REMOVAL HVAC DUCTING, CEILING FLOORING ETC FOR FUTURE REMODEL