Sacramento 95811 · Southern Pacific / Richards · APN 001-0200-025-0000 · 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 $719,000 ($611,000–$827,000).
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 (16 total permits, latest Oct 20, 2021).
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.
$719,000
Benchmark range: $611,000 – $827,000
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)
Commercial tenant improvement (COM-1810381): Issued after 2.6 yr (15.3× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: T9, Lot 10E (0.29 mi E, 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 (~$721/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; 1 commercial or mixed-use project.
5 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 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
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 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
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
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)
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)
1000 Garden Hwy · $15,000 valuation
Records span Aug 8, 2024 to Aug 9, 2024 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
640 Vine St · 36 units · $5,997,108 valuation
Records span Aug 24, 2022 to Jun 26, 2024 (20 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 "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 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).
Issued after 2.6 yr (15.3× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Issued after 7 mo (3.5× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Pending in review for 8.5 yr — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
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 |
|---|---|---|---|---|
| Bcm Construction | New commercial / non-residential building | 9 on parcel9 in ½ mi | $4,598,090 | 1 vs 1 prior |
| Marketone Builders | Commercial tenant improvement | 1 on parcel3 in ½ mi | $2,629,446 | 10 vs 13 prior−23% |
| Carlisle Construction | Remodel / interior alteration | 1 on parcel1 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) |
| 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 ($7,200/yr) + local voter-approved bond debt ($1,008/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.
−$32,268/yr
Cash needed: $158,400
NOI: $11,421/yr
P&I: $3,641/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 | −$2,962/mo | -22.4% | $6,319/mo | −$2,939/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,375/mo | −$2,689/mo | -20.4% | $5,849/mo | −$2,532/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 | −$2,532/mo | -19.2% | $5,713/mo | −$2,221/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 / completedJul 31, 2018 – Oct 9, 2018
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
EOTC-Minor electrical to install outlets
EXPEDITED - Expedited-EPC-Install dedicated receptacle's for new work tables in rooms 199a and 199b New AV related receptacle's and data for projector, screen and TV
REVISION TO COM-2108305
EPC - REVISION TO COM-2108305::DELTA #1 CHANGES: NEW TRANSFORMER, GENERATOR AND CIRCUITRY; (CHANGE IS DUE TO SIZE OF THE SLAB AND FUEL TANK)
EOTC - Generator Replacement
EXPEDITED - EPC - Replace 150kw generator****see revision COM-2114696::DELTA #1 CHANGES: NEW TRANSFORMER, GENERATOR AND CIRCUITRY; (CHANGE IS DUE TO SIZE OF THE SLAB AND FUEL TANK)****
California Governor’s Office of Emergency Services
EPC - Remodel existing office space to include new accessible restrooms, new break rooms, new office configuration, new furniture, new roof mount hvac, mechanical, electrical and plumbing. Install 2 new EV charging stations, re-stripe parking spaces, accessible upgrades to include truncated domes and path of travel. PROJECT TO BE REVIEW AND INSPECTED BY STATE FIRE MARSHAL - PLNG-INSP
California Governor’s Office of Emergency Services - Phase II Revision #1
EPC - Revision to COM-1902053 due to State Fire Marshal comments that create subsequence changes.
California Governor’s Office of Emergency Services - Phase II
EPC - Second phase remodel of the existing office building for new lighting, new mechanical units, new IDF closet, minor plumbing, and finishes. 1st phase is under COM-1810381 PROJECT TO BE REVIEW AND INSPECTED BY STATE FIRE MARSHAL -
California Governor’s Office of Emergency Services - Medium Pressure Gas
EPC - Revision to COM-1810381 for medium pressure gas
REVISION - OES Temp Trailers
EXPEDITED - EPC - REVISION TO COM-1814611. 3-day review cycle. Revising Sheet A1.0, clouded as delta 2. Reconfigure the ramp layouts and add striping across a drive aisle to better adapt to the existing path of travel. This revision is for shared plans under: COM-1814611 - Temp Trailer #1 (Office) is 1,440 SF (HCD Insignia #24-008866 & 24-008867) COM-1814615 - Temp Trailer #2 (Office) is 1,440 SF (HCD Insignia #24-008872 & 24-008873) COM-1814617 - Temp Trailer #3 (Office) is 1,440 SF (HCD Insignia #24-008874 & 24-008875) COM-1814619 - Temp Trailer #4 (Toilets) is 480 SF (HCD Lic#CCL3892)
OES Temp Trailer #4 (Toilets)
EXPEDITED - EPC - Shared 4, Trailer #4, 12x40 modular toilet trailer; 480 SF; Type VB; Occ. B; HCD License #CCL3892. Anticipated duration of occupancy 6-8 months. ALL PLAN REVIEW UNDER COM-1814611. COM-1814611 - Temp Trailer #1 (Office) is 1,440 SF (HCD Insignia #24-008866 & 24-008867) COM-1814615 - Temp Trailer #2 (Office) is 1,440 SF (HCD Insignia #24-008872 & 24-008873) COM-1814617 - Temp Trailer #3 (Office) is 1,440 SF (HCD Insignia #24-008874 & 24-008875) COM-1814619 - Temp Trailer #4 (Toilets) is 480 SF (HCD Lic#CCL3892)
OES Temp Trailer #3
EXPEDITED - EPC - Shared 4, Trailer #3, Doublewide 24x60 modular office trailer; 1,440 SF; Type VB; Occ. B; HCD#24-008866 & 24-008867. Anticipated duration of occupancy 6-8 months. ALL PLAN REVIEW UNDER COM-1814611. COM-1814611 - Temp Trailer #1 (Office) is 1,440 SF (HCD Insignia #24-008866 & 24-008867) COM-1814615 - Temp Trailer #2 (Office) is 1,440 SF (HCD Insignia #24-008872 & 24-008873) COM-1814617 - Temp Trailer #3 (Office) is 1,440 SF (HCD Insignia #24-008874 & 24-008875) COM-1814619 - Temp Trailer #4 (Toilets) is 480 SF (HCD Lic#CCL3892)
OES Temp Trailer #2
EXPEDITED - EPC - Shared 4, Trailer #2, Doublewide 24x60 modular office trailer; 1,440 SF; Type VB; Occ. B; HCD#24-008872 & 24-008873. Anticipated duration of occupancy 6-8 months. ALL PLAN REVIEW UNDER COM-1814611. COM-1814611 - Temp Trailer #1 (Office) is 1,440 SF (HCD Insignia #24-008866 & 24-008867) COM-1814615 - Temp Trailer #2 (Office) is 1,440 SF (HCD Insignia #24-008872 & 24-008873) COM-1814617 - Temp Trailer #3 (Office) is 1,440 SF (HCD Insignia #24-008874 & 24-008875) COM-1814619 - Temp Trailer #4 (Toilets) is 480 SF (HCD Lic#CCL3892)
OES Temp Trailer #1
EXPEDITED - EPC - Shared 4, Trailer #1, Doublewide 24x60 modular office trailer; 1,440 SF; Type VB; Occ. B; HCD#24-008866 & 24-008867. Anticipated duration of occupancy 6-8 months. Office remodel under permit 1810381. ALL PLAN REVIEW UNDER COM-1814611. COM-1814611 - Temp Trailer #1 (Office) is 1,440 SF (HCD Insignia #24-008866 & 24-008867) COM-1814615 - Temp Trailer #2 (Office) is 1,440 SF (HCD Insignia #24-008872 & 24-008873) COM-1814617 - Temp Trailer #3 (Office) is 1,440 SF (HCD Insignia #24-008874 & 24-008875) COM-1814619 - Temp Trailer #4 (Toilets) is 480 SF (HCD Lic#CCL3892)
REPLACE ROOF TOP PACKAGED HVAC UNIT No 23, 3TON
REPLACE ROOF TOP PACKAGED HVAC UNIT No 23, 3 TON, REPLACE DISCONNECT AND EXTEND GAS CONNECTION
T.I. 601 Sequoia Pacific Blvd
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
5.57 acres
Assessor's classification for assessment purposes. This is not zoning.
601 SEQUOIA PACIFIC 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 001-0200-025-0000. 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.
| $283,000 |
| 2 vs 6 prior |
| Pacific Power Electrical Service | Remodel / interior alteration | 1 on parcel1 in ½ mi | $126,647 | 1 vs 0 prior |
| Evolution Air | Roof replacement | 1 on parcel1 in ½ mi | $9,275 | 0 vs 0 prior |
| Solomon Electric | Remodel / interior alteration | 1 on parcel1 in ½ mi | $9,000 | 0 vs 0 prior |
| Mason Building And Design Recent nearby: 640 Vine St (Jun 27, 2023) | New multifamily / condos / mixed-use | 12 in ½ mi | $61,674,066 | 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 |
| Icon General Contractors Merged: ICON GENERAL CONTRACTORS INC · ICON GENERAL CONTRACTORS LLC Recent nearby: 601 N 7th St A (Feb 12, 2025) | Commercial tenant improvement | 7 in ½ mi | $871,022 | 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 |
| 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.
ADA improvements to include remove and replacement of the driveway entrance at street with path of travel provided to building entrance. Handicapped parking to be restriped, signage. - PLNG-INSP
Electrical
EXPEDITED - Add new 200AMP subpanel and plug circuits for equipment testing room #202
Site Work
Site work to include new fencing, security and site accessibility upgrades.