Sacramento 95817 · North Oak Park · APN 010-0377-018-0000 · City of Sacramento
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $680,000 ($598,000–$762,000).
Public building records show issued construction/renovation work on this parcel (21 total permits, latest Jun 22, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
Plan revision / deferred submittal (SUB-1912957): Pending in review for 7.3 yr (65.4× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$680,000
Benchmark range: $598,000 – $762,000
Closest lead: Accessory dwelling unit at 3243 X St (0.37 mi N, in review). 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 (~$684/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: 80 homes completed, 51 permitted, 63 proposed or in review (50 of them deed-restricted affordable); 4 demolitions.
64 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.
654 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 18 mo (since May 14, 2025), with no new permit record in 18 mo. · 4 units
Permit issued and active for 2.1 yr (first record Oct 1, 2024), with no completion or new permit record in 17 mo. · 1 unit · $200,000 declared valuation
In "In review" for 17 mo (since Jun 17, 2025), with no new permit record in 17 mo. · 4 units · $394,873 declared valuation
In "Entitled" for 17 mo (since Jun 17, 2025), with no new permit record in 17 mo. · 8 units
Permit issued and active for 3.4 yr (first record Jun 14, 2023), with no completion or new permit record in 17 mo. · 3 units · $550,000 declared valuation
Permit issued and active for 3.1 yr (first record Oct 17, 2023), with no completion or new permit record in 17 mo. · 3 units · $550,000 declared valuation
Nearby permit (b9b7c7fb16bce67d429ad00899c7517a49b20e96): 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 (d83636da65b50b3c089b714e106c1fd11f88d9d6): 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 (b3cda44d02b7246ba4f8b749f42b46fecc812aa1): 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 (51ffa8217e27beb239c1cf6ebad94b1f3213a71a): 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 (6d6c1dfa95ed11fbb6e2ea78be07fb1763d98c6b): 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 (3cf5751fd76dad1cee81ab3dd655e261cf03477e): 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 (adf190833baa4f0188110ceba0a9c131bec992d0): 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 (3141 32nd St): Status changed from Issued to Finaled
Record RES-2618860 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2612293 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2912 35th St): Status changed from Issued to Finaled
Record COM-2620849 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2749 Santa Cruz Way): Status changed from Plan Check Wait to Withdrawn
Record RES-2609491 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2833 4th Ave): First appeared in published agency feed
Record RES-2623242 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (3900 4th Ave): Status changed from Ready For Pickup to Complete
Record RES-2620850 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (3625 2nd Ave): Status changed from Issued to Withdrawn
Record RES-2620265 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (3210 Broadway): Status changed from Plan Check Wait to Expired Application
Record COM-2606639 · 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 "In review" for 12 mo (since Nov 6, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). issued_date changed to "2026-10-07" in snapshot Nov 1, 2026.
In "In review" for 12 mo (since Oct 31, 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 (33 housing units, 4 deed-restricted affordable, $4,009,938 declared valuation across 1 permit).
Pending in review for 7.3 yr (65.4× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Pending in review for 7.5 yr (66.8× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Pending in review for 7.6 yr (67.5× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Pending in review for 7.7 yr (68.6× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,514 parcels
+26.1% YoY
City baseline: 30.4 / 1k
52 in trailing 24m
Includes 32 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Ahi Construction | Commercial tenant improvement | 2 on parcel6 in ½ mi | $569,000 | 0 vs 1 prior |
| Hilbers | Remodel / interior alteration | 4 on parcel4 in ½ mi | $290,884 | 1 vs 7 prior |
| Brower Mechanical CA | HVAC / heat pump | 1 on parcel1 in ½ mi | $39,827 | 5 |
| 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 95817
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 ($6,800/yr) + local voter-approved bond debt ($952/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.
−$32,403/yr
Cash needed: $149,600
NOI: $8,858/yr
P&I: $3,438/mo
For $0/mo net cash flow
At $2,050/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 | $1,886/mo | −$2,936/mo | -23.5% | $5,984/mo | −$2,923/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,050/mo | −$2,700/mo | -21.7% | $5,539/mo | −$2,571/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,173/mo | −$2,565/mo | -20.6% | $5,410/mo | −$2,304/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 ↗
3434 Broadway com HVAC permit minor no plans
HVAC Permit: Remove and replace 2 HVAC split systems, like for like. The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%. CF-1R-ALT-HVAC on file: Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
Fire Alarm Modification
EPC - Installation of New GSM Cellular Communicator to Existing Sprinkler Monitoring System.
remodel / exterior
EPC - PROJECT INCLUDES EXTERIOR IMPROVEMENTS TO THREE ENTRIES AT THE 40 ACRES BUILDING IN OAK PARK. THE PROPOSED IMPROVEMENTS ARE DESIGNED TO MATCH THE EXISTING ENTRY AT THE RESTAURANT PROJECT AT THE WEST SIDE OF THIS BUILDING COMPLETED LAST YEAR. THIS EXISTING PRECEDENT ENTRY WAS APPROVED AND CONSTRUCTED UNDER PB-18-063 & PERMIT NO COM-1822884. IMPROVEMENTS INCLUDE REMOVAL OF NON-STRUCTURAL TRANSOM AND WINDOWS IN PLANE WITH EXISTING BRICK ABOVE. EXISTING ALUMINUM STOREFRONT DOORS WILL BE REPLACED WITH PAINTED HOLLOW METAL FRAMES AND SOLID CORE WOOD DOORS. ALSO INCLUDED IS THE ADDITION OF NEW TRANSOM WINDOW ABOVE EXISTING STOREFRONTS IN ENTRY ALCOVES, MINIMAL LIGHTING ADDITIONS AND RE-ROUTING OF 3 MECHANICAL LOUVERS. - PLNG-INSP
FIXINS Sign Permit
Install (1) Attached / Non-Illuminated & (1) Attached / Non-Illuminated Blade Sign
revision
EXPEDITED - EPC Submittal - Deferred/Revision to Issued Permit COM-1822884 - SCOPE INCLUDES STRUCTURAL SOLUTION TO TRUSS CONFLICT DISCOVERED IN THE FIELD.
EPC Submittal - Deferred/Revision to Issued Permit COM-1822884 - SCOPE INCLUDES STRUCTURAL SOLUTION TO TRUSS CONFLICT DISCOVERED IN THE FIELD.
REVISION TO COM-1822884
EXPEDITED - REVISION TO COM-1822884: mechanical and Electrical mods to reflect field conditions. (See attachments for further information)
Ansul system
Installing Ansul hood system
Revision to COM-1822884
EPC Submittal - Deferred/Revision to Issued Permit COM-1822884 - The changes are limited the removal of a new fire alarm panel. The fire sprinkler contractor will be able to utilize the existing panel, so there is no need for a new one.
Install Gas Line to (6) Fixed Patio Heaters
EXPEDITED - Install Gas Line to (6) Fixed Patio Heaters
EPC Submittal - Deferred/Revision to Issued Permit COM-1822884 - The changes are limited the removal of a new fire alarm panel. The fire sprinkler contractor will be able to utilize the existing panel, so there is no need for a new one.
Windows all windows on second floor.
Change out 39 windows from aluminum to vinyl. All sizes are like for like using retrofit installation method.
EPC Submittal - Deferred/Revision to Issued Permit COM-1822884 - Addition of plumbing lines to gas heaters at exterior concrete patio.
revision sprinkler
EPC Submittal - Deferred/Revision to Issued Permit COM-1822884 - New fire sprinkler drawings have been provided by the contractor. These will replace the approved FS drawings for new sprinkler contractor.
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
0.54 acres
Assessor's classification for assessment purposes. This is not zoning.
2810 35TH ST; 2810 35TH ST # 201 # 201; 2810 35TH ST # 202 # 202
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 010-0377-018-0000. 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.
| Quick Action Fire Protection | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $10,000 | 0 vs 0 prior |
| Sacramento City Signs | Sign | 1 on parcel1 in ½ mi | $2,000 | 0 vs 0 prior |
| Hci | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $1,200 | 0 vs 0 prior |
| Sacramento Control | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $600 | 0 vs 2 prior |
| Rcp Construction Recent nearby: 3333 3rd Ave (Feb 8, 2024) | Commercial tenant improvement | 13 in ½ mi | $18,224,751 | 6 vs 8 prior−25% |
| Veritas Design Build Recent nearby: 3400 Broadway (Sep 10, 2019) | New single-family home | 13 in ½ mi | $1,964,466 | 0 vs 0 prior |
| Lfg Construction Recent nearby: 3119 W St (Jul 15, 2024) | Accessory dwelling unit (new or conversion) | 10 in ½ mi | $1,920,000 | 0 vs 10 prior−100% |
| 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 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) |
| 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.
EPC Submittal - Deferred/Revision to Issued Permit COM-1822884 - New fire sprinkler drawings have been provided by the contractor. These will replace the approved FS drawings.
FIRE SPRINKLERS
FIRE SPRINKLER Installation
Fixins-Soul Kitchen
EXPEDITED 10,5,5 - EPC Submittal - Addition to Commercial Building - constructing a 2005 sq ft single story addition, 50 sq ft of awnings, new 1136 sq ft outdoor patio seating area, new 15 ft long 7' tall CMU block wall, remodel existing 3428 sq ft office space to restaurant to include mechanical, electrical, plumbing, finishes, fire protection, re configuring the interior layout. Proposed signage to be under separate permit. Exterior demo to be issued under this permit (revision COM-1904069 changes to sprinkler plans CRF 3-7-219) interior demo permit to be issued under separate permit com-1901070, DEFERRED ITEMS HOOD & DUCT FIRE SUPPRESSION - PLNG-INSP (see revision COM-1908777: utilizing existing fire alarm panel) (see revision COM-1912392: Mech&Elec Mods to reflect field conditions.) (see revision COM-1912984 structural modifications )
LO-LO'S CHICKEN interior demo
EXPEDITED - interior demolition of 3500 sq ft and no exterior demo allowed. Interior demo to include mechanical, electrical, plumbing and partition walls. Main permit to be issued under COM-1822884
EPC Submittal - Addition to Commercial Building - THE PROJECT INCLUDES A RENOVATION AND ADDITION TO AN EXISTING BUILDING IN THE BROADWAY SPD. PROJECT SCOPE INCLUDES KITCHEN, DINING AND LANDSCAPED DINING PATIO. THE SINGLE STORY TYPE V-A ADDITION WITH OPEN CONNECTION TO EXISTING BUILDING INCLUDES NEW DINING RESTROOMS AND SUPPLEMENTARY BACK OF HOUSE KITCHEN SPACES.
EPC Remodel 3432 3RD AVE
EXPEDITED (Cycle times 10/5/5) - EPC Remodel 3432 3RD AVE- TENANT INFILL TOTALING 3578 SQFT, TO INCLUDE THE THE REMODEL OF 1552 SQFT ADJACENT TENANT PACE. WORK TO INCLUDE THE ADDITION OF NEW OPENINGS IN DEMISING WALL TO NEW SPACE, RELOCATION OF FRONT FACADE, THE ADDITION OF NEW OPENINGS IN TWO (E) BRICK WALLS, NEW FINISHES ND EQUIPMENT INCLUDING EXHAUST HOOD OVER COOKING AREA IN KITCHEN.
EPC Submittal - Remodel of Commercial Building - Tenant infill to include new openings in demising wall, relocation of front facade, addition of new openings in (2) (e) brick walls, new finishes and equipment including exhaust hood over cooking area in kitchen.