Sacramento 95811 · Southern Pacific / Richards · APN 001-0182-019-0000 · City of Sacramento
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $636,000 ($541,000–$731,000).
On-parcel permit history is indexed through Feb 8, 2024, 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.
$636,000
Benchmark range: $541,000 – $731,000
Fire alarm / sprinkler (COM-2303512): Issued after 7 mo (15.1× the 14d median) — slower than 90% of fire alarm / sprinkler permits in City of Sacramento (median 14d, 90th pct 71d, n=2,312).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Hawthorn Apartments (0.1 mi SW, 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 (~$642/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.
47 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 C-2 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 "Entitled" for 5.8 yr (since Jan 15, 2021), with no new permit record in 5.8 yr. · 281 units
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
Nearby other (444 N 3rd St): First appeared in published agency feed
Record COM-2622200 · 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
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)
234 Sequoia Pacific Blvd · $74,488 valuation
Records span Dec 12, 2024 to Dec 13, 2024 (2 permits).
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 $625,551 in September 2023 to $620,164 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95811 (not a parcel appraisal)
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).
High-impact scale (61 housing units, $30,000 declared valuation across 24 permits).
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.
Issued after 7 mo (15.1× the 14d median) — slower than 90% of fire alarm / sprinkler permits in City of Sacramento (median 14d, 90th pct 71d, n=2,312).
Issued after 8 mo (4.0× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
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 |
|---|---|---|---|---|
| Gala Construction | Commercial tenant improvement | 6 on parcel14 in ½ mi | $2,296,699 | 0 vs 1 prior |
| Foothill Fire Protection | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $329,310 | 1 vs 1 prior |
| Benicia Plumbing | Commercial tenant improvement | 1 on parcel1 in ½ mi | $150,000 |
| 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 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 ($6,350/yr) + local voter-approved bond debt ($889/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.
−$26,141/yr
Cash needed: $139,700
NOI: $12,390/yr
P&I: $3,211/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 | −$2,451/mo | -21.1% | $5,607/mo | −$2,422/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,375/mo | −$2,178/mo | -18.7% | $5,189/mo | −$2,015/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 | −$2,021/mo | -17.4% | $5,069/mo | −$1,704/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 ↗
Finaled / completed61 unitsMay 7, 2021 – Dec 27, 2023
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Track 281 Apartments - Fire Alarm Revision
EPC - Revision to COM-2303512 for as-built fire alarm.
Track 281 Apartments - Fire Alarm System
EPC - PROVIDE NEW SPRINKLER MONITORING SYSTEM WITH FULL OCCUPANT NOTIFICATION. SYSTEM SHALL MONITOR ALL FIRE ALARM INITIATING DEVICES AS INDICATED ON THE DESIGN PLANS.
Track 281 Apartments - Revision 9
EPC - Revision to COM-2109787 for revised electrical sheets
321 BERCUT DRIVE
INSTALLATION OF 1 LED INTERNALLY ILLUMINATED WALL SIGN
Track 281 Apartments Phase II
MULTI-FAMILY HOUSING - EPC - Interior Renovation of existing office area; create a new Mail Room adjacent to existing Lobby Area; Renovation of existing community Room to include new non-bearing decorative walls; new offices and new countertops; Renovation of existing Pool Building to include minor power, lighting & plumbing work
Track 281 Apartments - Boilers
MULTI-FAMILY HOUSING - EPC - Demo existing boiler systems at 3 locations and replace with tankless water heater skids and storage tanks at 3 locations. Connect to existing piping.
Track 281 Apartments - Revision
EPC - Revision to COM-2109787 for adjusted fencing, relocated vehicle gate #1, modified path of travel, removed (1) trash enclosure, removed bridges connecting buildings, modified unit matrix, revised floorplan at #1322, modified Type Cs/Ct layout, modified BLDG E bike room to accommodate the electrical closet
Track 281 Apartments - Revision #1
EPC - Revision to COM-2109787 to eliminate tankless water heaters, eliminate PTAC condensate pumps, add range hood venting, relocate ductless split HVAC units
Track 281 Apartments - Carports
EPC - Installation of covered parking carports per master site plan. - PLNG-INSP
SHARED PLANS: Track 281 Apartments - Community Building & Court Area + Parcel B Site Work
MULTI-FAMILY HOUSING - EPC - Shared Plans - The project is for the Hawthorn Hotel Conversion of an existing 272-room hotel to an apartment complex with 281 units. The site comprises of three parcels and currently contains six three-story hotel buildings, a community building, a laundry facility building, a storage/maintenance building, and a stand-alone restaurant building. The scope of work involves architectural upgrades to the exterior and site upgrades, while the interior will undergo renovation without increase to the footprint. This permit is for the 2,529 SF Community Building and Court Area + Parcel B Site Work. Plan review includes: COM-2109817, COM-2109818, COM-2109819, COM-2109820, COM-2109822, COM-2109823, COM-2109824, COM-2109825, & COM-2109827 - PLNG-INSP Shared plans reviewed under COM-2109787
Hawthorn Hotel Coversion
EPC - Conversion of an existing 272 unit hotel into 272 apartment complex. - PLNG-INSP
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
1.86 acres
Assessor's classification for assessment purposes. This is not zoning.
321 BERCUT DR; 535 BERCUT DR; 535 BERCUT DR # 5103 # 5103
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 001-0182-019-0000. 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.
| Capital City Signs | Sign | 1 on parcel1 in ½ mi | $6,912 | 0 vs 0 prior |
| Mason Building And Design Recent nearby: 540 N 6th St (Jun 16, 2023) | New multifamily / condos / mixed-use | 9 in ½ mi | $54,550,188 | 5 vs 19 prior−74% |
| 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 |
| Icon General Contractors Recent nearby: 630 Sequoia Pacific Blvd (Apr 11, 2024) | Commercial tenant improvement | 6 in ½ mi | $829,282 | 39 vs 62 prior−37% |
| West Fork Construction Recent nearby: 444 N 3rd St (Jan 11, 2019) | Commercial tenant improvement | 5 in ½ mi | $2,949,470 | 0 vs 0 prior |
| Cal Recent nearby: 324 Bannon St (Oct 9, 2025) | Demolition | 5 in ½ mi | $247,798 | 2 vs 7 prior |
| B And L General Contracting Recent nearby: 236 Jibboom St (Jul 9, 2018) | Remodel / interior alteration | 5 in ½ mi | $126,500 | 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 alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Fire alarm / sprinklerOn this parcel | 2,312 | 8d | 14d | 29d | 71d | 13d(vs 15d 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.