Sacramento 95816 · Midtown / Winn Park / Capital Avenue · APN 007-0096-005-0000 · City of Sacramento
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $838,000 ($737,000–$939,000).
Public building records show issued construction/renovation work on this parcel (19 total permits, latest Dec 31, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
89 substantial renovation & housing permits over 24 months (52.9 per 1,000 parcels vs. 30.4 citywide baseline) (#3 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Midtown / Winn Park / Capital Avenue)
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.
$838,000
Benchmark range: $737,000 – $939,000
Closest lead: 2101 J Mixed Use (0.23 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 (~$834/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: 109 homes completed, 112 permitted, 562 proposed or in review (9 of them deed-restricted affordable); 3 demolitions.
28 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.
1,022 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.
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 3.1 yr (since Oct 6, 2023), with no new permit record in 3.1 yr. · 24 units
In "Entitled" for 2.9 yr (since Dec 1, 2023), with no new permit record in 2.9 yr. · 1 unit
In "Entitled" for 4.5 yr (since Apr 29, 2022), with no new permit record in 2.9 yr. · 600 units · $200,000,000 declared valuation
In "Fee estimate" for 3.8 yr (since Feb 1, 2023), with no new permit record in 2.9 yr. · $14,597,000 declared valuation
Nearby roof replacement (2150 Capitol Ave): First appeared in published agency feed
Record COM-2622483 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (2431 N St): Status changed from Plan Check Wait to Complete
Record COM-2616674 · 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
Nearby hvac / heat pump (1831 K St): Issued date changed from (blank) to 2026-10-20
Record COM-2618453 · 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): Project name changed from hvac C/O to HVAC C/O
Record COM-2618453 · 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 commercial tenant improvement (2800 L St): Status changed from Issued to Finaled
Record COM-2608776 · 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 sign (2600 Capitol Ave 300): First appeared in published agency feed
Record SIG-2621637 · 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 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 commercial tenant improvement (2626 N St): Status changed from Plan Check Wait to Plan Check Target
Record COM-2615741 · 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
Nearby hvac / heat pump (1908 O St): Status changed from Issued to Expired Permit
Record COM-2521302 · 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 3.9 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 3.1 yr (since Oct 6, 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 (24 housing units across 0 permits).
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 "Fee estimate" for 4.2 yr (since Aug 24, 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 (248 housing units, $65,000,000 declared valuation across 2 permits).
In "Entitled" for 4.5 yr (since Apr 29, 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 (600 housing units, $200,000,000 declared valuation across 1 permit).
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).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,682 parcels
+34.2% YoY
City baseline: 30.4 / 1k
89 in trailing 24m
Includes 12 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Michelotti Engineering | Plan revision / deferred submittal | 11 on parcel13 in ½ mi | $561,840 | 1 vs 1 prior |
| Sentinel Fire Equipment | Fire alarm / sprinkler | 2 on parcel2 in ½ mi | $4,200 | 0 vs 4 prior |
| Ethan Fleener Construction | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $35,000 |
| 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 ($8,400/yr) + local voter-approved bond debt ($1,176/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.
−$37,666/yr
Cash needed: $184,800
NOI: $13,304/yr
P&I: $4,247/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 | −$3,452/mo | -22.4% | $7,326/mo | −$3,425/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,725/mo | −$3,139/mo | -20.4% | $6,780/mo | −$2,957/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 | −$2,959/mo | -19.2% | $6,623/mo | −$2,601/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 ↗
2320 K Street com minor plumbing permit no plans
Plumbing Permit: Remove and replace 20' sewer pipe in parking lot between 2320 K Street and 2322 K Street.
HDB CASE #23-043659: UNIT A 2320 K ST
HDB Case #23-043659: UNIT A 2320 K St: Non-Structural Commercial Minor Interior remodel & dry-rot repair of this2nd story residential unit. Work to include repair of existing front room & bathroom floor joist, and subfloor . Drywall replacement, Installation of Bathtub, Toilet and vanity, Kitchen cabs, counters, sink to be reinstalled or replaced. Existing heat source to be in code compliant working condition. All electrical and plumbing to be in code compliant condition. Smoke Detector and Carbon Monoxide detectors to be installed per CBC 2022 Requirements.
2322 K STREET
Unit 2322 K St Lower Level Pizza Restaurant: HDB-COM-Minor Permit: Provide interior finish repairs to the indoor dinning and bathroom areas only in thid unit. Restore the required previous existing ceiling fire-separation between the first and second floors. Work to include drywall install, reinstall existing fixtures for lighting and plumbing and grills for the mech ducts.
Trenchless Sewer Line
Repair 20-ft of 4" sewer line and reconnect to existing. Trenchless. Smoke & Carbon Monoxide Alarms required per CRC sections R314 & R315. Access to perform inspection/s must be provided by the Party requesting the inspection.
REVISION TO COM-1808164
EPC - REVISION TO COM-1808164: Additional Tankless waterheater and drain board in bar area
REVISION TO COM-1808164
EPC - REVISION TO COM-1808164: HVAC 3.5 TON - Make up air to hood
ANSUL SYSTEM
EPC - Original Permit Expired COM-1900190. New submittal to open job back up again. Complete Hood/Duct Fire System Install.
REVISION to COM-1808164 Correcting Setbacks
Addition of 105 sq ft patio cover; remodel existing restaurant with new equipment, upgrade restrooms for accessibility compliance, relocate stairs to upstairs unit. - PLNG-INSP ***SEE REVISION COM-1901767 to repair restroom wall and ceiling due to significant dry-rot discovery - 1/30/19 - NCB*** new permit pulled to satisfy stop work order COM-1903857 - both permits need be to signed off(JLO- 7-23-19) See revision COM-1918351- change to hood and sofit framing in kitchen REVISION to COM-1808164 Correcting Setbacks
REVISION to COM-1808164 Correcting Setbacks
EXPEDITED - Addition of 105 sq ft patio cover; remodel existing restaurant with new equipment, upgrade restrooms for accessibility compliance, relocate stairs to upstairs unit. - PLNG-INSP ***SEE REVISION COM-1901767 to repair restroom wall and ceiling due to significant dry-rot discovery - 1/30/19 - NCB*** new permit pulled to satisfy stop work order COM-1903857 - both permits need be to signed off(JLO- 7-23-19) See revision COM-1918351- change to hood and sofit framing in kitchen REVISION to COM-1808164 Correcting Setbacks
REVISION TO COM-1903857
EXPEDITED - REVISION TO COM-1903857 to modify horizontal fire assembly
REVISION TO COM-1903857
EXPEDITED - REVISION TO COM-1903857 to modify horizontal fire assembly
Revision to COM-1808164
Revision to COM-1808164- change to hood and sofit framing in kitchen.
Revision to COM-1903857
Revision to COM-1903857- Per correction notice, showing penetrations and drop ceiling assembly
Remodel
Adding additional door to access existing patio. additional permit pulled COM-1903857 for full remodel
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
0.15 acres
Assessor's classification for assessment purposes. This is not zoning.
2320 K ST; 2320 K ST APT A APT A; 2320 K ST APT B APT B
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 007-0096-005-0000. 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.
| Belfor USA Group | HVAC / heat pump | 1 on parcel1 in ½ mi | $17,723 | 0 vs 0 prior |
| Jeffs | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $5,500 | 0 vs 0 prior |
| Ohana Renovations | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $5,000 | 6 vs 2 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 |
| Wfc Builders Recent nearby: 2815 J St (Aug 19, 2026) | Commercial tenant improvement | 17 in ½ mi | $2,630,789 | 23 vs 9 prior+156% |
| 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)On this parcel | 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) |
| HVAC / heat pumpOn this parcel | 19,324 | 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.
Pizzasmith
New submittal required per correction notice/ stop work order-COM-1808164-Repair and reframe rear corner at existing space including floor framing repair, and rated exterior walls. new window frames at existing previously boarded openings. *****(permit COM-1808164 needs to be singed off at same time JLO 07-23-2019)*** Revision COM-1917200 change to drop ceiling assembly (revision COM-1918699 to modify horizontal fire assembly - 9/30/19 - NCB) Revision COM-1920045 modification to fire assemblies
Pizzasmith
New submittal required per correction notice/ stop work order-COM-1808164-Repair and reframe rear corner at existing space including floor framing repair, and rated exterior walls. new window frames at existing previously boarded openings.
REVISION TO RES-1808164
REVISION TO COM-1808164 to rebuild existing restroom footing, wall, and ceiling due to significant dry-rot discovery during remodel. COM-1903857 pulled for this scope of work, withdraw this revision to apply for new permit instead.
ANSUL
Complete Ansul UL300 System
Pizzasmith
Addition of 105 sq ft patio cover; remodel existing restaurant with new equipment, upgrade restrooms for accessibility compliance, relocate stairs to upstairs unit. - PLNG-INSP ***SEE REVISION COM-1901767 to repair restroom wall and ceiling due to significant dry-rot discovery - 1/30/19 - NCB*** new permit pulled to satisfy stop work order COM-1903857 - both permits need be to signed off(JLO- 7-23-19) See revision COM-1918351- change to hood and sofit framing in kitchen ****EPC - REVISION TO: HVAC 3.5 TON - Make up air to hood see revision COM-2021035: Additional Tankless waterheater and drain board in bar area