Sacramento 95814 · Mansion Flats · APN 002-0172-023-0000 · City of Sacramento
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $812,000 ($715,000–$909,000).
Public building records show issued construction/renovation work on this parcel (25 total permits, latest Feb 25, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
39 substantial renovation & housing permits over 24 months (73.2 per 1,000 parcels vs. 30.4 citywide baseline) (#15 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Mansion Flats)
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.
$812,000
Benchmark range: $715,000 – $909,000
Closest lead: The Grace (320 ft 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 (~$809/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: 94 homes completed, 299 permitted, 341 proposed or in review (239 of them deed-restricted affordable); 1 commercial or mixed-use project.
30 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.
746 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.
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 "Fee estimate" for 4.8 yr (since Feb 2, 2022), with no new permit record in 3.9 yr. · 2 units · $695,085 declared valuation
In "Entitled" for 3.9 yr (since Dec 16, 2022), with no new permit record in 3.9 yr. · 1 unit
In "Entitled" for 3.9 yr (since Dec 16, 2022), with no new permit record in 3.9 yr. · 1 unit
Permit issued and active for 3.9 yr (first record Dec 21, 2022), with no completion or new permit record in 3.9 yr. · 1 unit
Permit issued and active for 3.9 yr (first record Dec 21, 2022), with no completion or new permit record in 3.9 yr. · 1 unit
Permit issued and active for 3.9 yr (first record Dec 21, 2022), with no completion or new permit record in 3.9 yr. · 1 unit
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 (c81c12e562583fd5031bf5fc1c1b2d3aae7067d0): 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 (c6ae48b6087da9b5c192cc94ff1dc2e33b894353): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2306922 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby demolition (811 18th St): First appeared in published agency feed
Record RES-2623725 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2607128 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (815 11th St): First appeared in published agency feed
Record COM-2621532 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (1000 G St 100): Status changed from Ready-to-Issue to Issued
Record FPP-2619923 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (1000 G St 100): Issued date changed from (blank) to 2026-09-30
Record FPP-2619923 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (1725 L St): Status changed from Plan Check Target to Plan Check Wait
Record COM-2619294 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1221 E St 2): Status changed from Plan Check Target to Issued
Record COM-2620489 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1221 E St 2): Issued date changed from (blank) to 2026-10-16
Record COM-2620489 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (216 15th St): First appeared in published agency feed
Record RES-2623868 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (414 13th St): Status changed from Issued to Finaled
Record RES-2619875 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (1831 K St): Status changed from Plan Check Wait to Issued
Record COM-2618453 · 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 3.4 yr (since Jun 27, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (26 housing units across 0 permits).
In "In review" for 9.6 yr (since Apr 18, 2017), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (198 housing units, $55,118,716 declared valuation across 11 permits).
In "Fee estimate" for 3.3 yr (since Jul 13, 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 (28 housing units, $175,000,000 declared valuation across 1 permit).
In "In review" for 2.8 yr (since Jan 19, 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 (206 housing units, $61,800,000 declared valuation across 1 permit).
In "Entitled" for 3.7 yr (since Mar 2, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (204 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).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 533 parcels
−5.0% YoY
City baseline: 30.4 / 1k
39 in trailing 24m
Includes 5 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Descor | Commercial tenant improvement | 1 on parcel12 in ½ mi | $60,765,775 | 8 vs 12 prior−33% |
| Rcp Construction Merged: R C P CONSTRUCTION INC · RCP CONSTRUCTION LLC | Commercial tenant improvement | 4 on parcel9 in ½ mi | $24,536,073 | 6 vs 8 prior−25% |
| J Vila Builders | Commercial tenant improvement |
| 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 95814
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 ($8,100/yr) + local voter-approved bond debt ($1,134/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.
−$41,077/yr
Cash needed: $178,200
NOI: $8,073/yr
P&I: $4,096/mo
For $0/mo net cash flow
At $2,125/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 | $1,955/mo | −$3,667/mo | -24.7% | $7,074/mo | −$3,662/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,125/mo | −$3,423/mo | -23.1% | $6,548/mo | −$3,297/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,253/mo | −$3,283/mo | -22.1% | $6,396/mo | −$3,019/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 / completed129 unitsMay 5, 2022 – Aug 29, 2022
Finaled / completed186 unitsSep 27, 2019 – Jun 11, 2020
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
REVISION TO COM-2519382
EPC - REVISION TO COM-2519382: REDUCED NUMBER OF EV CHARGING STATIONS, 150 AMP PANEL REMOVED, 150 AMP BREAKER REMOVED. 125 AMP PANEL ADDED, AND 100 AMP MAIN BREAKER ADDED.
ev chargers
EPC - INSTALL 20 EVCS AND (1) GATEWAY THAT'S FED THROUGH 150A PANELBOARD WITH 150A MAIN BREAKER . (20) CHARGERS SHALL BE PEDESTAL MOUNTED AND PROTECTED WITH A BOLLARD. SEE REVISION COM-2603648: REDUCED NUMBER OF EV CHARGING STATIONS, 150 AMP PANEL REMOVED, 150 AMP BREAKER REMOVED. 125 AMP PANEL ADDED, AND 100 AMP MAIN BREAKER ADDE.
Holiday Inn Conversion - Revision #8
EPC - REVISION TO COM-2222731 - FIRE ALARM. Revision to fire alarm permit plans to capture changes made in the field. Increase in Initiating & Control devices. Please reference Clouds/Deltas.
Holiday Inn Conversion - Revision #7
EPC - Revision to COM-2209668 for Fire Sprinkler As Built Plans
2 ILLUMINATED WALL SIGNS
INSTALL TWO (2) ILLUMINATED WALL SIGNS
Holiday Inn Conversion - Revision #6
EPC - EXPEDITED - Revision to COM-2209668 for Site Lighting
Holiday Inn Conversion - Storm Drain Revision
EXPEDITED - EPC - Revision to COM-2209668 for placement of the storm drain lateral. Refer to the Civil Engineer's detailed Narrative in the APP file (narrative is included on DOU variance form as reference only).
Holiday Inn Conversion - Revision #4
EPC - Revision to COM-2209668 to re-use of the existing electrical MSB modifications to the exterior of the building at electrical room, updated door schedule.
Holiday Inn Conversion - Revision #3
EPC - Revision to COM-2209668 for changes to the IDF Electrical room Mechanical units locations, and emergency and exit lighting in corridors on floors 2-4.
Holiday Inn Conversion - Revision #1
EPC - Revision to COM-2209668 for various changes. see detailed narrative from architect included in the APP file.
Holiday Inn Conversion - Revision #2
EPC - Revision to COM-2209668 for Exhaust fans in the corridor for air circulation, electrical plans show unit plans.
Holiday Inn Conversion - Fire Alarm
EPC - INSTALL A NEW AUTOCALL FIRE ALARM SYSTEM IN ITS ENTIRETY FOR HOLIDAY INN CONVERSION CONSISTING OF ADDING A NEW AUTOCALL FACP & NOTIFICATION THROUGHOUT. BUILDING WAS AN EXISTING HOTEL THAT IS BEING CONVERTED INTO PERMANENT HOUSING. ALL TENANT UNITS SHALL BE WIRED ADAPTABLE.
Holiday Inn Conversion - Fire Alarm
EPC - INSTALL A NEW AUTOCALL FIRE ALARM SYSTEM IN ITS ENTIRETY FOR HOLIDAY INN CONVERSION CONSISTING OF ADDING A NEW AUTOCALL FACP & NOTIFICATION THROUGHOUT. BUILDING WAS AN EXISTING HOTEL THAT IS BEING CONVERTED INTO PERMANENT HOUSING. ALL TENANT UNITS SHALL BE WIRED ADAPTABLE.
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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2024 | Holiday Inn Conversion - Remodel(COM-2209668) | 5+ · Renter | — | 129 (Aug 29, 2022) | 129 (Mar 21, 2024) | — |
| 2022 | Holiday Inn Conversion - Remodel(COM-2209668) | 5+ · Renter | — | 129 (Aug 29, 2022) | — | — |
| 2022 | 728 16th Street Hotel Conversion(DR21-214) | 5+ · Renter | 129 (May 5, 2022) | — | — | — |
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
1.18 acres
Assessor's classification for assessment purposes. This is not zoning.
728 16TH 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 002-0172-023-0000. 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.
| $5,586,500 |
| 1 vs 6 prior |
| Chang Woo Construction | Addition (adds square footage) | 3 on parcel3 in ½ mi | $47,624 | 0 vs 2 prior |
| Legacy Fire Protection | Fire alarm / sprinkler | 2 on parcel2 in ½ mi | $685,000 | 0 vs 0 prior |
| Branco Construction | Addition (adds square footage) | 2 on parcel2 in ½ mi | $400,000 | 3 vs 1 prior |
| Sierra Building A Low Voltage Integrator | Fire alarm / sprinkler | 2 on parcel2 in ½ mi | $14,840 | 0 vs 0 prior |
| Chargie | EV charger | 1 on parcel1 in ½ mi | $100,000 | 0 vs 0 prior |
| Alpha Architectural Signs And Lighting | Sign | 1 on parcel1 in ½ mi | $8,200 | 0 vs 0 prior |
| Black Pine Builders Recent nearby: 1007 E St (Oct 4, 2018) | New single-family home | 65 in ½ mi | $16,938,604 | 2 vs 0 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) |
| EV chargerOn this parcel | 225 | 17d | 40d | 91d | 190d | 40d(vs 45d 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.
Holiday Inn Conversion - Remodel
EPC - EXPEDITED - MULTI-FAMILY HOUSING - It is the conversion of the old Holiday Inn. Scope is to demo existing building ground floor rooms to erect new building amenities, services, and R-2 Occupancy dwelling units on the ground floor. Existing hotel rooms on Levels 2-4 will be converted into multi-family dwelling units. Total of 129 units - PLNG-INSP
Holiday Inn Conversion - Additional Demolition
EPC - The scope of work for this project is to demolish concrete slabs, flatwork, AC Paving and base rock within designated area on the ground floor, demolishing central stairway and associated non-load bearing walls on the ground floor, also includes demolition of elevator control room wall for relocation. (Relocation of elevator under a separate remodel permit). Proposed demolition was approved by Planning - PLNG-INSP
Holiday Inn Conversation - Interior Demolition
EPC - Interior-only demolition to prepare for an upcoming Tenant Improvement. The scope is to demo some of the existing interior walls, doors, plumbing fixtures, flooring, and part of the ceilings on the 2nd, 3rd, and 4th Floors Only. There is no exterior work.
Holiday Inns Hotel Conversion
EPC - Convert the existing 132-room hotel to a 132 studio apartment. - PLNG-INSP
Relocate FDC & DDCV
EPC - Relocate existing Double Detector Check Calve (DDCV) and Fire Dept. Connection (FDC) out of the alley, to accommodate new build at 1517 H ST. Letter from C-16 included in SUPP file.
Booster Pump Relocation
EPC - Relocating existing domestic water booster pump for Holiday Inn Express, from within adjacent Government Alley to onsite (within property). The relocation is necessary to activate the alley for use by the adjacent Mansion Inn project (COM-1920597) currently under construction.
VOID
EPC - VOID
Holiday Inn Express Bathroom Remodel (10-5-5)
EXPEDITED - Non-structural bath remodels to (129) guest room bathrooms. Scope to include tub-to-shower conversion, relocate shower valve / head, upgrade to 2" drain, install pre-fabricated shower pan and enclosure, grab bars, and floor / wall finishes. (Phased work at 10-units per phase)
holiday inn addittion/remodel
Permit to replace withdrawn permit COM-1719818. EXPEDITED -10,5,5 lobby expansion of 162 sq ft, fitness center expansion 53 sq ft, 70 sq ft storage room, reconfigure interior layout, reusing existing appliances and remodel dinning area, remodel lobby, relocate office, install new flooring, wall and ceiling finishes per plan, (INTERIOR DEMO PERMIT PULLED SEPARATELY UNDER COM-1800282) Revision COM-1817133 layout changes, including HVAC and Electric
REVISION TO COM-1719818: Change in layout
REVISION TO COM-1719818: Re-configure reception / office space to have a break room w/electric. Bring split level kitchen to level floor. Sprinkler locations changed as needed. HVAC ductwork locations changed as needed.
holiday inn addittion/remodel
(REPLACED W/ COM-1905400 to complete work on this permit- 3/28/19 - NCB) EXPEDITED -10,5,5 lobby expansion of 162 sq ft, fitness center expansion 53 sq ft, 70 sq ft storage room, reconfigure interior layout, reusing existing appliances and remodel dinning area, remodel lobby, relocate office, install new flooring, wall and ceiling finishes per plan, (INTERIOR DEMO PERMIT PULLED SEPARATELY UNDER COM-1800282) Revision COM-1817133 layout changes, including HVAC and Electric
INTERIOR DEMO
EXPEDITED - INTERIOR DEMO TO DEMO NON STRUCTURAL PARTITION WALLS, CEILIING, INTERIOR FINISHES, PLUMBING, ELECTRICAL. REMODEL UNDER COM-1719818