Sacramento 95811 · Southern Pacific / Richards · APN 001-0210-045-0000 · City of Sacramento
Zoned OB-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $576,000 ($490,000–$662,000).
Zone OB-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 (52 total permits, latest Jul 10, 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.
$576,000
Benchmark range: $490,000 – $662,000
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: Hawthorn Apartments (0.19 mi NW, 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 (~$585/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; 4 commercial or mixed-use projects.
8 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.
85 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 OB 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
Permit issued and active for 2.9 yr (first record Dec 6, 2023), with no completion or new permit record in 12 mo. · $140,394,000 declared valuation
Record COM-2621486 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
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
Nearby plan revision / deferred submittal (415 Railyards Blvd): First appeared in published agency feed
Record COM-2621718 · 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
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)
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
400 Jibboom St · $662,963 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Other permit application filed (RES-2614682)
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test · Declared valuation: $1
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
General repair permit application filed (RES-2605596)
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asdf · Declared valuation: $12,333
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
HVAC / heat pump permit application filed (RES-2526908)
VuSpex TESTING
Change-out Split System to Ground Mount (all-electric heat pump). 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%. · Declared valuation: $9,200
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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).
Active in "Issued" for 2.9 yr (first record Dec 6, 2023) with no new permit activity recorded in 12 mo. High-impact scale ($140,394,000 declared valuation across 36 permits). current_status changed to "Complete" 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.
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.
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).
High-impact scale ($1,030,900 declared valuation across 11 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 |
|---|---|---|---|---|
| Premier Pools | Plan revision / deferred submittal | 2 on parcel2 in ½ mi | $50,000 | 0 vs 0 prior |
| Cccs | Commercial tenant improvement | 1 on parcel1 in ½ mi | $135,000 | 1 vs 8 prior−88% |
| A Construction Pro | 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 ($5,750/yr) + local voter-approved bond debt ($805/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.
−$21,816/yr
Cash needed: $126,500
NOI: $13,074/yr
P&I: $2,908/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 | −$2,091/mo | -19.8% | $5,104/mo | −$2,057/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,375/mo | −$1,818/mo | -17.2% | $4,724/mo | −$1,649/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 | −$1,661/mo | -15.8% | $4,614/mo | −$1,339/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 / completedMar 22, 2022 – Nov 10, 2022
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
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VuSpex TESTING
Change-out Split System to Ground Mount (all-electric heat pump). 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%.
void - created in error
EPC - EXPEDITED -
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JOHN
EPC - 10.8kw Solar PV System, and 0gal Solar WH System (water heater installed null).
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Revision - Land Park & Broadway
Revision to COM-2208330 (delta 14), Land Park & Broadway: Changes include exterior pop-outs for tenant space ducts.
IVR Paymentus Test
IVR Paymentus Test
City Facilities - CDD Front Count Kiosk Remodel
EPC - CITY PROJECT - FACILITIES INSPECTIONS - ADDING 3 DUPLEX RECEPTACLES AND A 4" SQUARE BOX FOR DATA PORTS AT THE NEW KIOSK DESKS IN THE COUNTER AREA.
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City Facilities - CDD 3rd Floor Electrical Remodel
EPC - CITY PROJECT - CDD INSPECTED - Scope of work includes preparing existing 3rd floor for a modular furniture reconfiguration project, pulling wiring and conduit to new circuits to locations where furniture will be installed. Remodel includes an area of approximately 3,950 sq. ft.
Deferred Truss Delta Shores ARCO AMPM
EPC. deferred truss 600 square foot on site café with trellis, structural footing. Main permit COM-2206155.
TEST
EPC - TEST
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
2.50 acres
Assessor's classification for assessment purposes. This is not zoning.
300 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 001-0210-045-0000. 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.
| 29 vs 28 prior+4% |
| Ramsay Signs | Sign | 1 on parcel1 in ½ mi | — | 0 vs 0 prior |
| Tri Quest Builders And Developers | Plan revision / deferred submittal | 1 on parcel1 in ½ mi | — | 0 vs 2 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 |
| 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 |
| 150 |
| 155d |
| 241d |
| 334d |
| 498d |
| 229d(vs 293d prior) |
| New garage / accessory structureOn this parcel | 231 | 35d | 69d | 132d | 261d | 50d(vs 84d prior) |
| Accessory dwelling unit (new or conversion) | 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 |
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.
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4.8kw Solar PV System, and 0gal Solar WH System (water heater installed null).
TRAINING ONLY - EOTC Kitchen Remodel Unit L3
TRAINING ONLY - EOTC Kitchen Remodel Unit L3
ACR-487 PRODUCTION TEST RECORD
EXPEDITED - TEST - DISREGARD
ACR-487 PRODUCTION TEST RECORD
EPC - EXPEDITED - TEST - DISREGARD
ACR-487 PRODUCTION TEST RECORD
TEST - DISREGARD
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Tets
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 46000 squares of PVC Single Ply. CRRC: 2234-9888
Test
ESTIMATE TES
Estimate TEST
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EPC - Test
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E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 6 squares of 30yr Laminated Dimensional Composition. CRRC: 0676-0096
Test
Test
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Fairfield Fee Reference
EPC - 130,000 sq. ft. M occupancy type IIIA construction. Estimate - PLNG-INSP
EOTC SUITE 300 Richards
TEST
EOTC 300 Richards Interior Demo
TES
TEST - REMODEL
Minor remodel - relocate 5 electrical switches, new non-load bearing partition to create 2 offices. Replace plumbing fixtures. Minor fire sprinkler modification to provide coverage for the 2 new offices.
Suite 214 Remodel Revision to Com---
revision to com---- revised door location at room 213
Suite 214 Remodel
remodel suite 214 to include new interior partitions, plumbing, mech, electrical, and fires sprinkler/alarm to create two new office spaces within existing suite.
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City Project New HVAC
EPC - Installation of a new HVAC system with an outdoor unit an 3 indoor units, 1,770 sq. ft.
THIS IS NOT A REAL PROJECT. IT IS ONLY A TEST BY THE ACCELA TEAM. PLEASE IGNORE.
THIS IS NOT A REAL PROJECT. IT IS ONLY A TEST BY THE ACCELA TEAM. PLEASE IGNORE. IT WILL BE VOIDED SOON.
HVAC Change Out Test
Test
TEST RECORD - PAYMENT ADAPTER
Test record for the new payment adapter live test
TEST RECORD - PAYMENT ADAPTER
Test record for the new payment adapter live test
TEST RECORD - PAYMENT ADAPTER
Test record for the new payment adapter live test
TEST RECORD - PAYMENT ADAPTER
Test record for the new payment adapter live test
TEST RECORD - PAYMENT ADAPTER
Test record for the new payment adapter live test
TEST RECORD - PAYMENT ADAPTER
Test record for the new payment adapter live test
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Test
City Project
EPC - Install 14 new electric vehicle charging pedestals and associated electrical, surface improvements and signage
VOID
VOID
Test
City Project
EPC - The furniture wall is changing to a full height glass partition system, Revision to COM-1606341, Furniture and electrical re-configuration to support a new Real Time Crime Center. 8 workstations will be shifted in position, 2 will be relocated, and 13 will be replaced with 16 smaller monitoring workstations. Power poles will be moved to support the new workstations. Additional casework and electrical will be installed to support 12 monitors.
City Project
EPC - Furniture and electrical re-configuration to support a new Real Time Crime Center. 8 workstations will be shifted in position, 2 will be relocated, and 13 will be replaced with 16 smaller monitoring workstations. Power poles will be moved to support the new workstations. Additional casework and electrical will be installed to support 12 monitors.
TEST
TEST