Sacramento 95811 · APN 002-0054-004-0000 · City of Sacramento
Zoned M-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 Apr 12, 2022, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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: Grower's District Multi-Family Site 215 (0.12 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 (~$642/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
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
Since November 2024 within ½ mile: 48 homes completed, 135 permitted, 3 proposed or in review (230 of them deed-restricted affordable); 3 demolitions; 1 commercial or mixed-use project.
18 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.
334 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 M-2 as industrial, 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 5.7 yr (since Feb 11, 2021), with no new permit record in 5.7 yr. · 2 units
In "Entitled" for 5.7 yr (since Feb 23, 2021), with no new permit record in 5.7 yr. · 2 units
In "Entitled" for 5.5 yr (since May 3, 2021), with no new permit record in 5.5 yr. · 1 unit
In "Entitled" for 5.2 yr (since Sep 14, 2021), with no new permit record in 5.2 yr. · 2 units
In "Entitled" for 5.1 yr (since Sep 23, 2021), with no new permit record in 5.1 yr. · 50 units
In "Fee estimate" for 5.6 yr (since Apr 21, 2021), with no new permit record in 4.8 yr. · 50 units · $12,000,000 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 (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 (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 (24401d1233576589e6ce62d687cd4017c639d328): 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
Nearby permit (46197eb1d5300723909e1a9e96912251eda2af14): 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 (479f840ed34c2af44d2daddf60ead8cf00fab858): 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 (c9233aaf60c3c83cdb79afa7dac205e899006450): 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 (79f40fe066ad1f96073c79066a37aaebb6afd289): 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 (f8d1bdc48858a3d2e0ef9f1d1cadbf516a7728ca): 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 (a7907bc1cc1cd9b6845266357e899b0421c387c7): 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 (fa45f526d43321bc136a15f7516fce52b6149df4): 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 "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).
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 "Entitled" for 4.3 yr (since Aug 4, 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 (30 housing units across 0 permits).
In "Entitled" for 2.8 yr (since Jan 29, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (22 housing units across 0 permits).
In "Fee estimate" for 5.6 yr (since Apr 21, 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 (50 housing units, $12,000,000 declared valuation across 2 permits).
In "Entitled" for 5.1 yr (since Sep 23, 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 (50 housing units across 0 permits).
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Spanda Industrial Development | New commercial / non-residential building | 2 on parcel2 in ½ mi | $211,651 | 1 vs 3 prior |
| Syncon Homes Of California Recent nearby: 18 Icon Walk (Jun 1, 2021) | New single-family home | 33 in ½ mi | $7,406,530 | 75 vs 45 prior+67% |
| Midstate Construction Recent nearby: 419 Pipevine St (Jan 11, 2024) |
| 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 ($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 / completedDec 5, 2019 – Apr 12, 2022
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Dock Canopy (PAPER TO EPC 07/01/2020)
EPC - SHARED PLANS W/ COM-1923658 Construct 200-sqft free-standing, pre-engineered, steel canopy
Dock Canopy (PAPER TO EPC 07/01/2020)
EPC - SHARED PLANS W/ COM-1923661 Construct 1740-sqft free-standing, pre-engineered, steel canopy Shared plans reviewed under COM-1923658
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
1.68 acres
Assessor's classification for assessment purposes. This is not zoning.
99 N 17TH ST
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 002-0054-004-0000. 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.
| New multifamily / condos / mixed-use |
| 20 in ½ mi |
| $76,952,350 |
| 0 vs 8 prior−100% |
| The Whiting Turner Contracting Recent nearby: 1801 C St (Nov 15, 2023) | Commercial tenant improvement | 12 in ½ mi | $7,254,737 | 0 vs 2 prior |
| Indie Capital Constructors Recent nearby: 405 18th St (Aug 26, 2021) | New single-family home | 11 in ½ mi | $3,240,287 | 0 vs 0 prior |
| Poelman Construction Recent nearby: 501 16th St (Jul 16, 2020) | New commercial / non-residential building | 6 in ½ mi | $9,762,046 | 0 vs 0 prior |
| Maximus Development Recent nearby: 2012 C St (Jul 28, 2021) | Addition (adds square footage) | 6 in ½ mi | $246,035 | 0 vs 0 prior |
| Rcp Construction Merged: R C P CONSTRUCTION INC · RCP CONSTRUCTION LLC Recent nearby: 309 13th St (Jul 22, 2025) | Commercial tenant improvement | 5 in ½ mi | $16,516,073 | 6 vs 8 prior−25% |
| Ron Wayne Freeman Recent nearby: 1801 C St (Jun 22, 2022) | Commercial tenant improvement | 5 in ½ mi | $1,878,174 | 0 vs 0 prior |
| Larsen Home Design And Contruction Recent nearby: 1323 Democracy Aly (Sep 28, 2021) | Addition (adds square footage) | 5 in ½ mi | $1,392,972 | 2 vs 6 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) | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alteration | 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.