Sacramento 95814 · Old Sacramento · APN 006-0012-031-0000 · City of Sacramento
Zoned C-3-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $469,000 ($413,000–$525,000).
On-parcel permit history is indexed through Jul 25, 2024, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
12 substantial renovation & housing permits over 24 months (85.7 per 1,000 parcels vs. 30.4 citywide baseline) (#25 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Old Sacramento)
all of the lot of the parcel intersects Zone X: minimal flood hazard. 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.
$469,000
Benchmark range: $413,000 – $525,000
Closest lead: 301 Capitol Mall (0.26 mi S, fee estimate). 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 (~$483/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: 2 demolitions; 1 commercial or mixed-use project.
3 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.
375 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 C-3 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 9.8 yr (since Jan 27, 2017), with no new permit record in 9.8 yr. · 100 units · $200,000,000 declared valuation
Permit issued and active for 7.6 yr (first record Mar 21, 2019), with no completion or new permit record in 7.6 yr. · 40 units
In "Fee estimate" for 7.2 yr (since Sep 13, 2019), with no new permit record in 7.2 yr. · $83,000,000 declared valuation
In "Entitled" for 6.9 yr (since Dec 9, 2019), with no new permit record in 6.9 yr. · 150 units
In "Entitled" for 5.8 yr (since Jan 15, 2021), with no new permit record in 5.8 yr. · 1 unit
Permit issued and active for 5.7 yr (first record Mar 10, 2021), with no completion or new permit record in 5.7 yr. · 1 unit
Nearby other (291 Mcdowell Ln): No longer present in latest agency feed
Record 21CAP00000006LI · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (721 5th St #323): Status changed from Plan Check to Permitted
Record 26CAP00000004ZM · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (721 5th St #323): Issued date changed from (blank) to 2026-09-22
Record 26CAP00000004ZM · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (722 K St): Project name changed from SIGN to SIGN - LEVELS
Record SIG-2621084 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (405 K St 110): Status changed from Process Wait to Complete
Record COM-2620465 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (405 K St 110): Project name changed from Museum of Illusions - Plumbing REV to COM-2526924 to Museum of Illusions - Plumbing REV 1 to COM-2526924
Record COM-2620465 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (400 Capitol Mall 2100): Status changed from Plan Check Target to Process Wait
Record COM-2615991 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (400 Capitol Mall 2100): Contractor changed from (blank) to BCCI CONSTRUCTION LLC
Record COM-2615991 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (906 2nd St): First appeared in published agency feed
Record COM-2622692 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (405 K St 110): Status changed from Processing to Issued
Record SIG-2618334 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (405 K St 110): Issued date changed from (blank) to 2026-10-19
Record SIG-2618334 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (405 K St 110): Project name changed from SIGN to SIGN - MUSUEM OF ILLUSIONS
Record SIG-2618334 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (1020 7th St): First appeared in published agency feed
Record COM-2623184 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby repair tied to a housing/code case (910 2nd St): First appeared in published agency feed
Record COM-2623312 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (501 J St): Status changed from Plan Check Wait to Ready-to-Issue
Record COM-2619121 · 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 "Fee estimate" for 9.8 yr (since Jan 27, 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 (100 housing units, $200,000,000 declared valuation across 1 permit).
In "Fee estimate" for 5.3 yr (since Aug 11, 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 (231 housing units, $112,000,000 declared valuation across 3 permits).
In "Entitled" for 6.9 yr (since Dec 9, 2019), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (150 housing units across 0 permits).
In "Fee estimate" for 2.6 yr (since Apr 3, 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 (300 housing units, $80,216,824 declared valuation across 1 permit).
Active in "Issued" for 4.5 yr (first record May 4, 2022) with no new permit activity recorded in 4.5 yr. High-impact scale (35 housing units across 0 permits).
Active in "Issued" for 7.6 yr (first record Mar 21, 2019) with no new permit activity recorded in 7.6 yr. High-impact scale (40 housing units across 0 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 140 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 |
|---|---|---|---|---|
| J And S Construction Innovation | Roof replacement | 1 on parcel1 in ½ mi | $8,940 | 4 vs 2 prior |
| Icon General Contractors Merged: ICON GENERAL CONTRACTORS INC · ICON GENERAL CONTRACTORS LLC Recent nearby: 500 Capitol Mall (Apr 1, 2026) | Commercial tenant improvement | 79 in ½ mi | $14,344,397 | 39 vs 62 prior−37% |
| Browning Construction Recent nearby: (Oct 16, 2026) |
| 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 ($4,700/yr) + local voter-approved bond debt ($658/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.
−$16,570/yr
Cash needed: $103,400
NOI: $11,949/yr
P&I: $2,377/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 | −$1,625/mo | -18.9% | $4,223/mo | −$1,593/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,125/mo | −$1,381/mo | -16.0% | $3,909/mo | −$1,228/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 | −$1,240/mo | -14.4% | $3,818/mo | −$951/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 ↗
No Duct Work Permitted. Change-out Roof Mount to Roof Mount. 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%.
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
0.06 acres
Assessor's classification for assessment purposes. This is not zoning.
117 J ST; 117 J ST # 203 # 203
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 006-0012-031-0000. 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.
| Commercial tenant improvement |
| 49 in ½ mi |
| $5,729,857 |
| 5 vs 9 prior−44% |
| Jones And Lamberti Builders Recent nearby: 621 Capitol Mall 1525 (Oct 20, 2026) | Commercial tenant improvement | 38 in ½ mi | $13,810,892 | 28 vs 33 prior−15% |
| Marketone Builders Recent nearby: 660 J St (May 24, 2024) | Commercial tenant improvement | 36 in ½ mi | $17,922,473 | 10 vs 13 prior−23% |
| Jeff Gunnell Construction Recent nearby: 428 J St (Oct 12, 2026) | Commercial tenant improvement | 32 in ½ mi | $6,297,230 | 19 vs 8 prior+138% |
| Pacific Ridge Builders Recent nearby: 555 Capitol Mall 800 (Sep 11, 2026) | Commercial tenant improvement | 23 in ½ mi | $6,037,361 | 46 vs 10 prior+360% |
| J Sutter Builders Recent nearby: 500 Capitol Mall 1050 (Oct 20, 2026) | Commercial tenant improvement | 22 in ½ mi | $3,974,821 | 17 vs 18 prior−6% |
| Bt Builders Recent nearby: 555 Capitol Mall (Jun 9, 2022) | Commercial tenant improvement | 21 in ½ mi | $4,661,401 | 10 vs 12 prior−17% |
| The Whiting Turner Contracting Recent nearby: 501 J St (Jan 11, 2017) | Commercial tenant improvement | 17 in ½ mi | $94,729,000 | 0 vs 2 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 improvement | 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.