Sacramento 95818 · Upper Land Park · APN 009-0030-050-0000 · City of Sacramento
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $772,000 ($679,000–$865,000).
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Oct 22, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
68 substantial renovation & housing permits over 24 months (42.8 per 1,000 parcels vs. 30.4 citywide baseline) (#27 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Upper Land Park)
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.
$772,000
Benchmark range: $679,000 – $865,000
Sign (SIG-2219483): Pending in review for 4.2 yr (80.2× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: 29SC Maven V Apartments (0.17 mi N, 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 (~$771/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: 9 homes completed, 5 permitted, 4 proposed or in review; 1 commercial or mixed-use project.
18 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.
490 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 "Entitled" for 5.7 yr (since Mar 2, 2021), with no new permit record in 5.7 yr. · 1 unit
In "Entitled" for 5.7 yr (since Mar 16, 2021), with no new permit record in 5.7 yr. · 1 unit
In "Entitled" for 5.5 yr (since Apr 27, 2021), with no new permit record in 5.5 yr. · 1 unit
In "Entitled" for 5.4 yr (since Jun 10, 2021), with no new permit record in 5.4 yr. · 1 unit
In "Entitled" for 5.4 yr (since Jul 1, 2021), with no new permit record in 5.4 yr. · 1 unit
In "Entitled" for 4.5 yr (since May 19, 2022), with no new permit record in 4.5 yr. · 252 units
Nearby electrical / panel (701 Vallejo Way): Status changed from Issued to Finaled
Record RES-2522121 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (1121 3rd Ave): First appeared in published agency feed
Record RES-2621632 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2692 5th St): Status changed from Issued to Finaled
Record RES-2620604 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (336 Seavey Cir): Status changed from Issued to Finaled
Record COM-2619186 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (808 Fremont Way): Status changed from Issued to Finaled
Record RES-2609463 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (451 Tailoff Ln 201): First appeared in published agency feed
Record COM-2623140 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2540 Kit Carson St): First appeared in published agency feed
Record COM-2622164 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (701 Marsh St): First appeared in published agency feed
Record COM-2621760 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2548 Kit Carson St): First appeared in published agency feed
Record COM-2622168 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (2410 9th St): First appeared in published agency feed
Record COM-2621980 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (812 Broadway): Status changed from Applied to Finaled
Record COM-2621350 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (812 Broadway): Issued date changed from (blank) to 2026-09-30
Record COM-2621350 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (812 Broadway): Project name changed from 812 BROADWAY HVAC C/O to 812 BROADWAY HVAC/WATER HEATER C/O
Record COM-2621350 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2603886 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2603886 · 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 4.5 yr (since May 19, 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 (252 housing units across 0 permits).
In "Entitled" for 4.6 yr (since Apr 19, 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 (49 housing units, $9,892,500 declared valuation across 2 permits).
In "Applied" for 9 mo (since Feb 27, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). contractor changed to "JASON ANDERSON CONSTRUCTION INC" in snapshot Nov 1, 2026.
Pending in review for 4.2 yr (80.2× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
Active in "Issued" for 16 mo (first record Jul 21, 2025) with no new permit activity recorded in 12 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
Active in "Issued" for 17 mo (first record Jun 27, 2025) with no new permit activity recorded in 13 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,589 parcels
−11.1% YoY
City baseline: 30.4 / 1k
68 in trailing 24m
Includes 14 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Pacific Ridge Builders | Commercial tenant improvement | 1 on parcel1 in ½ mi | $152,594 | 46 vs 10 prior+360% |
| Bigham Taylor Roofing | Roof replacement | 1 on parcel1 in ½ mi | $95,957 | 0 vs 0 prior |
| Raymond Handling Solutions | Commercial tenant improvement | 1 on parcel1 in ½ mi |
| 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 95818
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 ($7,700/yr) + local voter-approved bond debt ($1,078/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.
−$34,478/yr
Cash needed: $169,400
NOI: $12,244/yr
P&I: $3,894/mo
For $0/mo net cash flow
At $2,525/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 | $2,323/mo | −$3,163/mo | -22.4% | $6,739/mo | −$3,139/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,525/mo | −$2,873/mo | -20.4% | $6,237/mo | −$2,705/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,677/mo | −$2,706/mo | -19.2% | $6,092/mo | −$2,375/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 ↗
warehouse rack shelving
Installation of warehouse rack shelving
2702 5TH ST - Replace (2) package units
EPC - Replace (2) package units like for like
2703 5th Street com water heater permit minor no plans
Water Heater Permit: Change out of a 40 gallon electric water heater like for like, located inside. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994, are exempt). Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
REMODEL
EPC - INTERIOR IMPROVEMENT INCLUDING NEW SECURE AREAS IN THE WAREHOUSE AND NEW ROOMS TO THE EXISTING ONE-STORY BUILDING.
INSTALL MINI-SPLIT AC UNIT
EPC - Install New Mini-Split System w/ associated plumbing and electrical
2703 5th St-Replace Existing Address Sign to Include Logo
TO REPLACE EXISITNG ADDRESS TO INCLUDE LOGO
Reroof
E-Permit: Tear Off - No, Resheet - No, 2 layer(s), 405 squares of TPO Single Ply. CRRC: 0628-0002
Suite # 6 Ceiling Fan
EXPEDITED - Suite # 6 Install 20 ft. ceiling fan with 20 amp 250 v
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
1.90 acres
Assessor's classification for assessment purposes. This is not zoning.
2703 5TH ST; 2703 5TH ST STE 1 STE 1; 2703 5TH ST STE 5 STE 5
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 15, 2026 · Retrieved Nov 15, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 009-0030-050-0000. 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.
| $32,646 |
| 3 vs 1 prior |
| Acco Engineered | HVAC / heat pump | 1 on parcel1 in ½ mi | $31,000 | 5 vs 11 prior−55% |
| Air Service And Construction | Remodel / interior alteration | 1 on parcel1 in ½ mi | $21,241 | 1 vs 6 prior |
| Delta T | Commercial tenant improvement | 1 on parcel1 in ½ mi | $8,500 | 0 vs 0 prior |
| Andersons Plumbing | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $2,615 | 0 vs 0 prior |
| Motivational | Sign | 1 on parcel1 in ½ mi | $2,200 | 0 vs 0 prior |
| Bardis Homes Recent nearby: 455 Tailoff Ln 401 (Mar 12, 2021) | New single-family home | 237 in ½ mi | $55,047,573 | 0 vs 0 prior |
| Indie Capital Constructors Recent nearby: 2418 Binnen Ln 101 (Jun 12, 2022) | New duplex / half-plex | 25 in ½ mi | $6,083,611 | 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 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.