Sacramento 95818 · Upper Land Park · APN 009-0450-001-0002 · City of Sacramento
Zoned R-4-PUD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $533,000 ($469,000–$597,000).
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)
Closest lead: Mixed Use Apartment Complex (0.11 mi NE, entitled). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$533,000
Benchmark range: $469,000 – $597,000
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$544/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: 1 homes completed, 1 permitted, 4 proposed or in review; 1 commercial or mixed-use project.
6 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.
260 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 R-4 as multifamily residential, 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
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 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 commercial tenant improvement (2200 Front St): Status changed from Plan Check Target to Issued
Record COM-2611633 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (2200 Front St): Issued date changed from (blank) to 2026-10-19
Record COM-2611633 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (2200 Front St): Contractor changed from CONTINENTAL BUILDERS & SERVICE INC to BRUCE CONSTRUCTION
Record COM-2611633 · 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
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 electrical / panel (309 V St): First appeared in published agency feed
Record RES-2623249 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (516 U St): First appeared in published agency feed
Record RES-2623270 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2621157 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2621157 · 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 4.6 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 "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 "In review" for 6 mo (since May 29, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). work_desc changed to "EPC - HSG File #25-006734 –AB 2533 SUBMITTAL Legalize the unpermitted conversion of a detached garage into an Accessory Dwelling Unit (ADU), consisting of a 256 sq. ft. studio with one (1) full bathroom, and a 71 sq. ft. attached covered patio. SEPARATE PERMIT TO BE ISSUED TO LEGALIZE BASEMENT UNIT ON EXISTING HOUSE. Carbon monoxide & Smoke alarms required. Reference CRC sections R310 & R311. ALL WORK SUBJECT TO FIELD INSPECTION." in snapshot Nov 1, 2026.
In "Entitled" for 5.5 yr (since Apr 27, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 5.7 yr (since Mar 4, 2021), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
In "Entitled" for 5.4 yr (since Jul 1, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
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 |
|---|---|---|---|---|
| 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: 2420 Binnen Ln 101 (Jun 12, 2022) | New duplex / half-plex | 17 in ½ mi | $4,675,000 | 0 vs 0 prior |
| Mastec Network Solutions Recent nearby: 771 Kemble St (Apr 9, 2024) |
| 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 ($7,535/yr) + local voter-approved bond debt ($1,055/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.
Statutory notes: Under CA Gov. Code § 66324 (SB 13), local agencies cannot impose development impact fees on ADUs under 750 sq ft (plan-check, school district fees ≥500 sq ft, and utility connection fees still apply). Under CA Rev. & Tax. Code § 71, building an ADU triggers a supplemental assessment on the new construction value without reassessing the existing dwelling or land. Newly built ADUs also carry a rolling 15-year exemption from statewide AB 1482 rent caps from certificate of occupancy.
−$17,073/yr
Cash needed: $172,325
NOI: $30,933/yr
P&I: $4,000/mo
For $0/mo net cash flow
At $4,575/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 | $4,209/mo | −$1,948/mo | -13.6% | $6,929/mo | −$1,840/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $4,575/mo | −$1,423/mo | -9.9% | $6,413/mo | −$1,054/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $4,850/mo | −$1,121/mo | -7.8% | $6,264/mo | −$457/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 building permits are recorded for this parcel since 2016.
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
0.00 acres
Assessor's classification for assessment purposes. This is not zoning.
2656 3RD ST
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 009-0450-001-0002. 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.
| Remodel / interior alteration |
| 12 in ½ mi |
| $94,500 |
| 1 vs 34 prior−97% |
| Order Recent nearby: 2418 Binnen Ln 101 (Jul 13, 2023) | New duplex / half-plex | 9 in ½ mi | $2,475,000 | 1 vs 11 prior−91% |
| Connected Technology Recent nearby: 207 Log Pond Ln (Feb 7, 2025) | Remodel / interior alteration | 9 in ½ mi | $8,667 | 117 vs 248 prior−53% |
| Descor Recent nearby: 401 Broadway (Nov 12, 2019) | New commercial / non-residential building | 8 in ½ mi | $69,500 | 8 vs 12 prior−33% |
| Colorado Structures Recent nearby: 2644 5th St (Sep 16, 2024) | Commercial tenant improvement | 6 in ½ mi | $4,799,500 | 1 vs 13 prior−92% |
| Shannon Enterprises Recent nearby: 59 Seavey Cir (Jun 5, 2026) | Commercial tenant improvement | 6 in ½ mi | $389,138 | 5 vs 2 prior |
| Fisk Demolition Recent nearby: 2629 5th St (Mar 5, 2021) | Demolition | 6 in ½ mi | $260,000 | 0 vs 0 prior |
| Belz Construction Recent nearby: 2562 Muir Way (Jun 9, 2025) | Commercial tenant improvement | 4 in ½ mi | $175,825 | 4 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) |
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.