Sacramento 95814 · Downtown · APN 006-0103-002-0000 · City of Sacramento
Zoned C-3-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $509,000 ($448,000–$570,000).
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Oct 16, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
162 substantial renovation & housing permits over 24 months (114.0 per 1,000 parcels vs. 30.4 citywide baseline) (#33 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Downtown)
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.
$509,000
Benchmark range: $448,000 – $570,000
Closest lead: 918 J Façade Remodel (260 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 (~$521/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: 282 homes completed, 128 permitted, 140 proposed or in review (343 of them deed-restricted affordable); 1 commercial or mixed-use project.
16 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.
615 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-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 "In review" for 8.1 yr (since Oct 2, 2018), with no new permit record in 5.8 yr. · 55 units · $90,000,000 declared valuation
In "Entitled" for 5.8 yr (since Jan 15, 2021), with no new permit record in 5.8 yr. · 1 unit
In "Entitled" for 5.8 yr (since Jan 21, 2021), with no new permit record in 5.8 yr. · 137 units
In "Entitled" for 5.8 yr (since Feb 8, 2021), with no new permit record in 5.8 yr. · 73 units
In "Entitled" for 5.8 yr (since Feb 9, 2021), with no new permit record in 5.8 yr. · 2 units
In "Entitled" for 5.7 yr (since Mar 11, 2021), with no new permit record in 5.7 yr. · 5 units
Nearby permit (92ce9e9971d0e5911950ad803bf38cbff381947a): 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 (792c1e9607e2695d2e5e168c15ca21d14489474c): 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
Nearby roof replacement (1214 F St): First appeared in published agency feed
Record COM-2623185 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (500 Capitol Mall 1050): Status changed from Plan Check Target to Issued
Record FPP-2621338 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (500 Capitol Mall 1050): Issued date changed from (blank) to 2026-10-20
Record FPP-2621338 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (500 Capitol Mall 1050): Project name changed from 500 CAPITOL MALL - SUITE 1150, TENAN IMPROVEMENT to 500 CAPITOL MALL - SUITE 1050, TENANT IMPROVEMENT
Record FPP-2621338 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (500 Capitol Mall 1050): Contractor changed from (blank) to J SUTTER BUILDERS
Record FPP-2621338 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (405 K St 170): Status changed from Plan Check Target to Ready-to-Issue
Record SIG-2619002 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (405 K St 170): Project name changed from SIGN to SIGN - SACRAMENTO KINGS TEAM STORE
Record SIG-2619002 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (555 Capitol Mall 1090): Status changed from Plan Check Target to Plan Check Wait
Record COM-2616737 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (1228 N St): First appeared in published agency feed
Record COM-2621606 · 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
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 5.5 yr (since May 26, 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 (10 housing units across 0 permits).
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 "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 "In review" for 8.1 yr (since Oct 2, 2018), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (55 housing units, $90,000,000 declared valuation across 3 permits).
In "Entitled" for 5.8 yr (since Jan 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 (137 housing units across 0 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).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,421 parcels
−15.9% YoY
City baseline: 30.4 / 1k
162 in trailing 24m
Includes 3 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Enos Construction | Commercial tenant improvement | 1 on parcel1 in ½ mi | $99,000 | 0 vs 0 prior |
| Atcollins | Roof replacement | 1 on parcel1 in ½ mi | $20,120 | 0 vs 0 prior |
| A Tile | Remodel / interior alteration | 1 on parcel1 in ½ mi | $6,000 | 0 vs 0 prior |
| 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 ($5,100/yr) + local voter-approved bond debt ($714/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.
−$19,453/yr
Cash needed: $112,200
NOI: $11,493/yr
P&I: $2,579/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 | −$1,865/mo | -19.9% | $4,559/mo | −$1,836/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,125/mo | −$1,621/mo | -17.3% | $4,219/mo | −$1,472/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 | −$1,481/mo | -15.8% | $4,121/mo | −$1,194/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 ↗
MSP Upgrade
EPC - Upgrade 100 amp meter main to 200 amp meter 3 phase panel
LONDON BAR - REMODEL
EXPEDITED - EPC Submittal - Minor remodel to existing bar/restaurant. New non-fixed furniture, replace some existing bar/restaurant equipment, replace water heater, c/o some lighting & accessible counter on the first level and some miscellaneous finishes (no exterior work)
EPC Submittal - Remodel of Commercial Building - minor remodel to existing bar/restaurant, (currently vacant). New fryer, new lighting, new water heater, new seating, new fixtures and finishes.
london bar
EXPEDITED 10,5,5- EPC Submittal - Analysis to bring exiting up to code and show increased occupant load is feasible. also to include an extension of handrails, a new sprinkler and two new floor level exit signs
HVAC-roof top Package unit
HVAC-C/O 2 Like for like package units, roof mount same weight.
EPC Submittal - Remodel of Commercial Building - Analysis to bring exiting up to code and show increased occupant load is feasible.
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
0.07 acres
Assessor's classification for assessment purposes. This is not zoning.
1000 J ST; 1009 10TH 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 006-0103-002-0000. 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.
| Icon General Contractors Merged: ICON GENERAL CONTRACTORS INC · ICON GENERAL CONTRACTORS LLC Recent nearby: 925 L St (Oct 6, 2026) | Commercial tenant improvement | 208 in ½ mi | $35,958,011 | 39 vs 62 prior−37% |
| Browning Construction Recent nearby: 555 Capitol Mall 1200 (Oct 16, 2026) | Commercial tenant improvement | 66 in ½ mi | $6,475,040 | 5 vs 9 prior−44% |
| Bt Builders Recent nearby: 1201 K St 1615 (Sep 4, 2026) | Commercial tenant improvement | 59 in ½ mi | $12,723,347 | 10 vs 12 prior−17% |
| Jones And Lamberti Builders Recent nearby: 621 Capitol Mall 1525 (Oct 20, 2026) | Commercial tenant improvement | 58 in ½ mi | $14,374,708 | 28 vs 33 prior−15% |
| Marketone Builders Recent nearby: 660 J St (May 24, 2024) | Commercial tenant improvement | 42 in ½ mi | $20,325,780 | 10 vs 13 prior−23% |
| Black Pine Builders Recent nearby: 431 10th St (Oct 4, 2018) | New single-family home | 41 in ½ mi | $10,947,700 | 2 vs 0 prior |
| White Star Construction Recent nearby: 1225 H St (Jun 21, 2024) | Commercial tenant improvement | 36 in ½ mi | $16,709,322 | 1 vs 13 prior−92% |
| 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 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) |
| 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.