Sacramento 95816 · Boulevard Park · APN 003-0186-016-0000 · City of Sacramento
Zoned R-3A-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $706,000 ($621,000–$791,000).
Zone R-3A-SPD allows residential use qualifying for ministerial ADU review under state law (5 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
On-parcel permit history is indexed through Oct 20, 2026, 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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$706,000
Benchmark range: $621,000 – $791,000
Commercial tenant improvement (COM-2401908): Issued after 7 mo (3.6× 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: 23rd & F Street - Mixed Use Apartments (0.17 mi N, 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 (~$708/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: 52 homes completed, 115 permitted, 62 proposed or in review (9 of them deed-restricted affordable); 1 demolition; 1 commercial or mixed-use project.
29 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.
1,034 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 R-3A as multifamily residential, 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.
Permit issued and active for 7.8 yr (first record Jan 14, 2019), with no completion or new permit record in 3.7 yr. · 5 units · $850,000 declared valuation
In "Entitled" for 3.9 yr (since Jan 5, 2023), with no new permit record in 3.5 yr. · 40 units · $11,357,445 declared valuation
In "Entitled" for 2.9 yr (since Dec 1, 2023), with no new permit record in 2.9 yr. · 1 unit
In "Entitled" for 2.6 yr (since Apr 5, 2024), with no new permit record in 2.6 yr. · 1 unit · $99,402 declared valuation
In "Entitled" for 2.1 yr (since Oct 14, 2024), with no new permit record in 2.1 yr. · 1 unit · $58,000 declared valuation
Permit issued and active for 2.9 yr (first record Dec 4, 2023), with no completion or new permit record in 20 mo. · 2 units · $500,000 declared valuation
Nearby permit (00301510290000): 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 (00301510300000): 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 (00301510280000): 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 (00301510050000): No longer present in latest agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (2314 C St): Status changed from Issued to Finaled
Record RES-2620060 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (1317 23rd St): First appeared in published agency feed
Record RES-2622069 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (826 17th St): Status changed from Issued to Finaled
Record COM-2614975 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (1630 F St): Status changed from Issued to Expired Permit
Record RES-2520900 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (1020 29th St): Status changed from Issued to Finaled
Record COM-2619450 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2500 K St): Status changed from Plan Check Target to Plan Check Wait
Record COM-2610269 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (401 28th St): Status changed from Issued to Finaled
Record RES-2621233 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (2101 K St): First appeared in published agency feed
Record SIG-2623649 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (711 28th St): First appeared in published agency feed
Record RES-2622390 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (226 21st St): First appeared in published agency feed
Record RES-2623331 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2412 H St): Status changed from Issued to Finaled
Record RES-2616299 · 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 "In review" for 2.7 yr (since Mar 6, 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 (33 housing units, $2,961,763 declared valuation across 1 permit).
In "Entitled" for 3.9 yr (since Jan 5, 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 (40 housing units, $11,357,445 declared valuation across 2 permits).
In "Entitled" for 17 mo (since Jun 6, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (20 housing units across 0 permits).
Issued after 7 mo (3.6× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Active in "Issued" for 7.8 yr (first record Jan 14, 2019) with no new permit activity recorded in 3.7 yr. High-impact scale (5 housing units, $850,000 declared valuation across 2 permits).
Active in "Issued" for 3.2 yr (first record Aug 24, 2023) with no new permit activity recorded in 11 mo. High-impact scale (107 housing units, 9 deed-restricted affordable, $29,000,000 declared valuation across 13 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 776 parcels
−7.7% YoY
City baseline: 30.4 / 1k
25 in trailing 24m
Includes 0 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Luna Construction | HVAC / heat pump | 4 on parcel4 in ½ mi | $89,000 | 1 vs 1 prior |
| Avanti Builders | Commercial tenant improvement | 2 on parcel2 in ½ mi | $125,000 | 2 vs 0 prior |
| Mjf Construction And Development | Commercial tenant improvement | 2 on parcel2 in ½ mi | $46,000 |
| 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 95816
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 ($7,050/yr) + local voter-approved bond debt ($987/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.
−$27,936/yr
Cash needed: $155,100
NOI: $14,843/yr
P&I: $3,565/mo
For $0/mo net cash flow
At $2,725/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 | $2,507/mo | −$2,641/mo | -20.4% | $6,194/mo | −$2,603/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,725/mo | −$2,328/mo | -18.0% | $5,733/mo | −$2,136/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,889/mo | −$2,148/mo | -16.6% | $5,600/mo | −$1,779/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 ↗
REVISION TO COM-2605845
Revisions to Kitchen casework layout and electrical subpanel relocation
REPAIR/REMODEL Unit #3
EPC - Interior non-structural partition modifications, appliance and fixture upgrades, kitchen lighting upgrades. SEE REVISION COM-2623469: Revisions to Kitchen casework layout and electrical subpanel relocation
HSG 25-034388 | 2301 H ST #3
HSG CASE FILE #: 25-034388 ****PER CITY ATTORNEYS OFFICE EXPEDITE PERMIT PROCESS DUE THE CITY' S INVOLVEMENT WITH THIS CASE. PLEASE WAIVE EXPEDITING FEES. CONTACT PBI COSLEY OR BI MORADA TO FURTHER DISCUSS**** ROOF REPAIR, AND INTERIOR REPAIRS. REMOVE AND REPLACE WITH LIKE FOR LIKE MATERIALS. VALUATION $40,000 ALL WORK SUBJECT TO FIELD INSPECTION.
HSG 25-034388 | 2301 H ST APT 3
HSG CASE FILE #: 25-034388 ****PER CITY ATTORNEYS OFFICE EXPEDITE PERMIT PROCESS DUE THE CITY' S INVOLVEMENT WITH THIS CASE. PLEASE WAIVE EXPEDITING FEES. CONTACT PBI COSLEY OR BI MORADA TO FURTHER DISCUSS**** ROOF REPAIR, AND INTERIOR REPAIRS. REMOVE AND REPLACE WITH LIKE FOR LIKE MATERIALS. VALUATION $40,000 ALL WORK SUBJECT TO FIELD INSPECTION. PER LMORADA, ENGINEERED LETTER FOR TRUSS REPAIR IS NEEDED AT TIME OF INSPECTIONS.
remodel
EPC - apt 8 remodel to include- electrical, plumbing, kitchen remodel, bathroom remodel, finishes and reconfiguring the layout.
HSG CASE# 23-000954 (731 23RD ST UNIT 8)
HSG CASE# 23-000954 (731 23RD ST UNIT 8) REMOVE AND REPLACE WALL FURNANCE. LIKE FOR LIKE. EXISTING UNIT SHALL BE REMOVED. NEW UNIT SHALL BE PLACED IN THE EXACT LOCATION AS THE EXISTING UNIT. CF-1R-ALT-HVAC on file: Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
UNIT A- 2301 H ST #3 - HVAC C/O
UNIT A- 2301 H ST #3 - Remove and Replace faulty wall mount heater like for like. 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%. CF-1R-ALT-HVAC on file: Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
remodel #4
EPC - INTERIOR DEMO OF NON-BEARING WALL, REMOVAL OF ALL INTERIOR FINISHES, INSTALL NEW KITCHEN CABINETRY, NEW APPLIANCES, NEW LIGHTING & ALL NEW RESTROOM FIXTURES.
2301 H ST - REROOF/SIDING
Tear off, install 42 squares of 30 yr laminated dimensional composition roofing material. CRRC ID: 06680119. All reroofs are required to have an in-progress inspection (83) except for garages and utility sheds under 10 squares: roofs not required to comply with the cool roof requirements. Overlay’s and covering up an existing roof, need an inspection before new roof system is installed to see the condition of the existing roof.CF-6R-ENV-01 required at final inspection. CF-1R-ALT on file. Repair/Replace Siding, Like For Like, No changes to Brick. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
Interior Remodel Unit 6
EPC - Interior remodel of Unit 6. Includes new appliances, new plumbing fixtures, new electrical panel, new finishes and new light fixtures. No Exterior or Structural work; WATER CONSERVING FIXTURES REQUIRED; SMOKE ALARMS AND CARBON MONOXIDE DETECTORS REQUIRED.
Window C/O - 2301 H St.
Change out (5) steel windows on property with (5) new alum windows, like for like in size and location.
UNIT 1 & 2 REMODEL
EPC - Interior remodel of two existing apartments (units 1 & 2). Includes new appliances, new plumbing fixtures, new electrical panel, new finishes and new kitchen layout. Does NOT include any exterior or structural work.
INTERIOR REMODEL (Unit #'s 5-7-9)
EPC - INTERIOR REMODEL (Unit #'s 5-7-9): Update finishes, appliances, and plumbing fixtures in three units. Demo of existing non structural interior walls for an open floor plan. NO EXTERIOR WORK; Smoke alarms and Carbon Monoxide Detectors required; Water Conserving Fixtures Required.
Replace 33 Windows
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
0.11 acres
Assessor's classification for assessment purposes. This is not zoning.
2301 H ST; 2301 H ST APT 1 APT 1; 2301 H ST APT 2 APT 2
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 003-0186-016-0000. 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.
| Reco Enterprises | Commercial tenant improvement | 1 on parcel1 in ½ mi | $54,849 | 0 vs 0 prior |
| Sjm Partners | Windows / doors / siding | 1 on parcel1 in ½ mi | $28,725 | 0 vs 0 prior |
| American Windows | Windows / doors / siding | 1 on parcel1 in ½ mi | $28,044 | 0 vs 2 prior |
| Az Roofing | Roof replacement | 1 on parcel1 in ½ mi | $22,000 | 0 vs 0 prior |
| Davis Reed Construction Recent nearby: 1827 J St (Aug 29, 2019) | New commercial / non-residential building | 24 in ½ mi | $18,904,092 | 0 vs 0 prior |
| Jeff Gunnell Construction Recent nearby: 2020 L St (Jun 29, 2026) | Commercial tenant improvement | 15 in ½ mi | $5,581,289 | 19 vs 8 prior+138% |
| West Fork Construction Recent nearby: 1930 H St (Feb 26, 2018) | Commercial tenant improvement | 12 in ½ mi | $2,464,371 | 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) |
| Roof replacementOn this parcel | 19,072 | 0d | 0d | 0d | 2d | 0d |
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.
Replace 33 Windows, Method of Installation Retrofit. Like for Like sizes. Only replacing the sides and back of the building to be change out. Not changing out the street side of Windows. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).”