Sacramento 95818 · Upper Land Park · APN 009-0410-023-0000 · City of Sacramento
Zoned C-1-PUD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $937,000 ($825,000–$1,049,000).
Public building records show issued construction/renovation work on this parcel (15 total permits, latest Jan 9, 2025).
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.
$937,000
Benchmark range: $825,000 – $1,049,000
Sign (SIG-2406144): Issued after 3 mo (4.1× 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 (270 ft E, 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 (~$928/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: 3 homes completed, 3 permitted, 6 proposed or in review; 1 commercial or mixed-use project.
11 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.
313 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-1 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 4, 2021), with no new permit record in 5.7 yr. · 2 units
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 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
Permit issued and active for 4.5 yr (first record May 24, 2022), with no completion or new permit record in 4.5 yr. · 1 unit · $17,937 declared valuation
In "Entitled" for 4.6 yr (since Apr 19, 2022), with no new permit record in 4 yr. · 49 units · $9,892,500 declared valuation
Record RES-2620699 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (338 Seavey Cir): Status changed from Issued to Finaled
Record COM-2619189 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (2703 5th St 6): First appeared in published agency feed
Record COM-2623645 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (617 Flint Way): First appeared in published agency feed
Record RES-2621531 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (2410 9th St): Description text was updated
Record SIG-2615831 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2562 Kit Carson St A): First appeared in published agency feed
Record COM-2621883 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
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 (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
Record RES-2611109 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2611109 · 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).
High-impact scale (21 housing units, $2,100,000 declared valuation across 7 permits).
Issued after 3 mo (4.1× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
Issued after 7 mo (5.1× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
Pending in review for 6.3 yr (54.5× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
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 |
|---|---|---|---|---|
| Colorado Structures | Plan revision / deferred submittal | 10 on parcel12 in ½ mi | $4,799,500 | 1 vs 13 prior−92% |
| Motivational | Sign | 1 on parcel1 in ½ mi | $5,500 | 0 vs 0 prior |
| Galvanco Builders | Sign | 1 on parcel1 in ½ mi | $585 |
| 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 ($9,350/yr) + local voter-approved bond debt ($1,309/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.
−$46,371/yr
Cash needed: $205,700
NOI: $10,363/yr
P&I: $4,728/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 | −$4,154/mo | -24.2% | $8,122/mo | −$4,143/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,525/mo | −$3,864/mo | -22.5% | $7,518/mo | −$3,709/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 | −$3,697/mo | -21.6% | $7,343/mo | −$3,379/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 ↗
Finaled / completed21 unitsDec 22, 2020 – Nov 20, 2023
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
REVISION TO COM-2413564
EPC - REVISION TO COM-2413564: Revised plans for exhaust to exit building through roof in lieu of walls.
Tenant Improvement
EPC - Interior tenant improvements to a shell space. Construction of interior non-load-bearing partitions for new layout. Add a restroom, mechanical ventilation, electrical receptacles, lighting, etc., as needed for occupancy. This project is a public market project. Space will contain the sales floor, sales counter, management office, restroom and a walk-in refrigerator / freezer. SEE REVISION COM-2500508: Revised plans for exhaust to exit building through roof in lieu of walls.
(1) BLADE SIGN TO EXTERIOR
INSTALL (1) BLADE SIGN TO EXTERIOR OF THE BUILDING
2642 5TH STREET
NON ELECTRIC SIGJN APPROX 24 SQFT WA;; MOUNTED, NON STRUCTRUAL.
Market Club Revision (Rev to COM-2106885)
EPC. Type V-B; OCC: R-2, A-2, S-2. Revisions to accessible path of travel, due to field conditions encountered. Mechanical revisions to reflect changes made in field. Revised roof drainage to maintain existing roof scuppers. See attached narrative.
Revision to Paniq Room Additional Door
EPC, Revision to COM-2216696. Added additional exit door from Room 112 to NR Corridor. Door schedule updated, added hardware group.
Rev to COM-2106885 Market Club Egress
EPC. Revision to COM-2106885 Market Club at the Mill. Revise code analysis for egress at east wing of building.
Paniq Room
EPC - Interior tenant improvements to existing brick masonry building. Construction of interior non-load-bearing partitions for new layout. Add a restroom, mechanical ventilation, electrical receptacles, lighting, etc. as needed for occupancy. This project is an escape room project. Escape rooms are simple rooms with puzzles in them that groups actively solve - the point is not to break out of the room literally. There are no locks on the doors and escape rooms are easily exited.
Deferred Trusses Market Club
EPC. Deferred Trusses (COM-2106885) submittal (market club main permit COM-2106885)
Deferred Trusses The Mill (Main COM-2106885)
EPC. Deferred trusses Type V-B; Occ. R-2, A-2, S-2. (main permit COM-2106885)
Deferred Steel Stairs Market Club at the Mill (Main COM-2106885)
EPC. Deferred Steel Framed Exterior Stairs. Main Permit COM-2106885.
Market Club at the Mill - Fire alarm
EPC - Deferred fire alarm for COM-2106885
Market Club at the Mill
EPC - Addition and remodel/renovation. New 3-story, 9,160 SF, 13 residential unit addition to existing 2-story, 14,314 SF masonry warehouse building. Type V-B; Occ. R-2, A-2, S-2. Renovation and structural upgrades to single story portion of existing masonry building into cold dark shell for future retail/restaurant tenant improvements (9,122 SF). Adaptive re-use of 2-story portion of existing masonry building into 8 residential units (5,284 SF). 19 units <750 SF in size, totaling 9,045 SF. 2 units @ 807 SF each, totaling 1,614 SF. Site improvements include refurbishment of existing covered patio area, bicycle parking, utility connections to domestic water, fire sprinkler water, sanitary sewer, gas, electrical, and landscape. - PLNG-INSP
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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2023 | Market Club at the Mill(COM-2106885) | 5+ · Renter | — | — | 21 (Nov 20, 2023) | — |
| 2020 | Market at the Mill(DR20-201) | 5+ · Renter | 22 (Dec 22, 2020) | — | — | — |
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
0.68 acres
Assessor's classification for assessment purposes. This is not zoning.
2638 5TH ST; 2638 5TH ST # 101 # 101; 2638 5TH ST # 102 # 102
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 009-0410-023-0000. 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.
| 0 vs 0 prior |
| Sierra Fire Alarm | Addition (adds square footage) | 1 on parcel1 in ½ mi | — | 0 vs 0 prior |
| Bardis Homes Recent nearby: 455 Tailoff Ln 401 (Mar 12, 2021) | New single-family home | 238 in ½ mi | $55,228,145 | 0 vs 0 prior |
| Indie Capital Constructors Recent nearby: 2418 Binnen Ln 101 (Jun 12, 2022) | New duplex / half-plex | 21 in ½ mi | $5,342,297 | 0 vs 0 prior |
| Mastec Network Solutions Recent nearby: 2520 Kit Carson St (Apr 9, 2024) | Remodel / interior alteration | 13 in ½ mi | $124,500 | 1 vs 34 prior−97% |
| Connected Technology Recent nearby: 207 Log Pond Ln (Feb 7, 2025) | Remodel / interior alteration | 10 in ½ mi | $10,351 | 117 vs 248 prior−53% |
| Order Recent nearby: 2422 Binnen Ln 101 (Jul 13, 2023) | New duplex / half-plex | 9 in ½ mi | $2,475,000 | 1 vs 11 prior−91% |
| Unger Construction Recent nearby: 915 Broadway 100 (Jan 4, 2023) | Commercial tenant improvement | 8 in ½ mi | $2,889,290 | 0 vs 3 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) |
| SignOn this parcel | 1,075 | 9d | 19d | 42d | 76d | 19d(vs 20d prior) |
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.
Market Club at the Mill
CONSTRUCT THREE STORY MULTI-FAMILY RESIDENTIAL ADDITION TO EXISTING BUILDING, COMPRISED OF 13 TOTAL DWELLING UNITS. ADAPTIVE RE-USE OF EXISTING TWO STORY MASONRY BUILDING, COMPRISED OF 8 DWELLING UNITS, TENANT LOBBY AND BIKE STORAGE SPACE, AS WELL AS COLD DARK SHELL SPACE FOR FUTURE TENANT IMPROVEMENTS. SITE IMPROVEMENTS, INCLUDING: • REFURBISHMENT OF EXISTING COVERED PATIO AREA • BICYCLE PARKING • UTILITY CONNECTIONS TO DOMESTIC WATER, FIRE SPRINKLER WATER, SANITARY SEWER, GAS, ELECTRICAL • LANDSCAPE
ESTIMATE ONLY - Market Club at the Mill
FEE ESTIMATE ONLY. 2-story, 5,438 SF, addition to and remodel of existing 14,314 SF industrial/warehouse building. Total enclosed new building area is 19,752 SF. 750 SF of covered porch/patio. - Remodel area of work is 14,314 SF: Occ. R-2 5,376 SF; M 8,985 SF. Change of use from warehouse to retail is 8,985 SF; remainder change of use from warehousel to 10 studio residential units. All 10 units = 750 SF. - Addition is 2-story, 5,438 SF, 12 studio apartments; Type VB, Occ. R-2. All 12 units = 750 SF. - PLNG-INSP