Sacramento 95818 · Upper Land Park · APN 012-0010-024-0000 · City of Sacramento
Zoned R-3 in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $688,000 ($605,000–$771,000).
Zone R-3 allows residential use qualifying for ministerial ADU review under state law (7 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
Public building records show issued construction/renovation work on this parcel (29 total permits, latest Jul 9, 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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$688,000
Benchmark range: $605,000 – $771,000
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: 29SC Maven V Apartments (0.42 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)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$691/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: 11 homes completed, 5 permitted, 4 proposed or in review.
19 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.
538 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 R-3 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 2, 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 5.2 yr (since Aug 31, 2021), with no new permit record in 5.2 yr. · 1 unit
In "Entitled" for 4.9 yr (since Dec 8, 2021), with no new permit record in 4.9 yr. · 1 unit
Nearby general repair (1284 Milano Dr #4): First appeared in published agency feed
Record 26CAP00000005Y5 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (1284 Milano Dr #4): First appeared in published agency feed
Record 26CAP00000005Y4 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (1320 Riva Dr #2): Status changed from Permitted to Finaled
Record 26CAP000000040T · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (1320 Riva Dr #2): Issued date changed from 2026-07-29 to (blank)
Record 26CAP000000040T · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (1293 Cold Springs Rd): No longer present in latest agency feed
Record 21CAP00000006GQ · 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 electrical / panel (541 5th Ave): Status changed from Issued to Finaled
Record RES-2618096 · 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 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 "Applied" for 8 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.
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.
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.
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 2, 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 |
|---|---|---|---|---|
| Mastec Network Solutions | Remodel / interior alteration | 2 on parcel9 in ½ mi | $45,000 | 1 vs 34 prior−97% |
| Belz Construction | HVAC / heat pump | 3 on parcel6 in ½ mi | $165,000 | 4 vs 2 prior |
| Rebuildit Merged: REBUILDIT · REBUILDIT INC | Plumbing / water heater / sewer | 4 on parcel |
| 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 ($6,900/yr) + local voter-approved bond debt ($966/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.
−$28,712/yr
Cash needed: $151,800
NOI: $13,156/yr
P&I: $3,489/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 | −$2,683/mo | -21.2% | $6,068/mo | −$2,652/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,525/mo | −$2,393/mo | -18.9% | $5,616/mo | −$2,219/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 | −$2,226/mo | -17.6% | $5,486/mo | −$1,889/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 ↗
438 RIVER BEND CIR KITCHEN REMODEL
KITCHEN REMODL. NEW FLOORING, R&R ONE WINDOW, FRAME KITCHEN SOFFIT, INSTALL MISSING CABINETS. INSTALL WALL AND CEILING INSULATION WHERE MISSING, INSTALL AND FINISH MISSING DRYWALL, REPLACE INTERIOR DOORS. 1000 SQFT. CARBON MONOXIDE & SMOKE ALARMS ARE REQUIRED. REFERENCE CRC SECTIONS R315 & R314. Water conserving fixtures are required to be installed throughout this residence per SB 407. The egress windows will meet the code requirements enforced at the time the structure was permitted. The structure was built in 1966.
Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required.
Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required.
346 River Bend Circle com roof permit minor no plans
Roof Permit: Tear off and install 46 squares of 30 yr laminated dimensional composition roofing material. In-progress inspection required if 10 sq or greater. CF-6R-ENV-01 required at final inspection. CF-1R-ALT on file. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. CRRC: 0676-0041
Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required.
476 River Bend Circle com HVAC permit minor no plans
HVAC Permit: Remove and replace existing split heat pump, 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.
462 River Bend Circle com minor HVAC permit no plans
HVAC Permit: Alteration: Remove and replace existing split heat pump. 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.
406 River Bend Circle com HVAC permit minor no plans
HVAC Permit: Alteration: Remove and replace existing split heat pump. 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.
Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located outside building, screened by the Building and any Street Views.
324 River Bend Circle com apartment remodel minor no plans
Remodel Permit: Replace water heater, kitchen and bathroom sinks, bathroom vanity, kitchen counter top. Replace all receptacles, light fixtures, 1/4 turn valves and re-texture drywall/repair and repaint. 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.
322 River Bend Circle com apartment remodel minor no plans
Remodel Permit: Replace water heater, kitchen and bathroom sinks, bathroom vanity, kitchen counter top. Replace all receptacles, light fixtures, 1/4 turn valves and re-texture drywall/repair and repaint. 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.
Change-out installation of Electric - 040 gallon to Electric - 040 gallon, located inside building, screening not required.
368 RIVER BEND CIR BLDG B - REROOF
368 RIVER BEND CIR BLDG B - E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 55 squares of 30yr Laminated Dimensional Composition. CRRC: 0676-0041. The 2022 California Energy Code Section 141.0, 180.2, and Table 180.2-A requires minimum insulation values be installed, above the roof deck, during reroof projects on all nonresidential, Hotel/Motel and Multifamily structures. Note Sacramento’s Climate Zone is 12. For more information visit http://codes.iccsafe.org/codes/california. ALL WORK SUBJECT TO FIELD INSPECTION.
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
5.63 acres
Assessor's classification for assessment purposes. This is not zoning.
300 RIVER BEND CIR; 302 RIVER BEND CIR; 304 RIVER BEND CIR
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 012-0010-024-0000. 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.
| $154,657 |
| 9 vs 1 prior |
| Shannon Enterprises | Commercial tenant improvement | 2 on parcel4 in ½ mi | $239,586 | 5 vs 2 prior |
| American River Companies | Commercial tenant improvement | 1 on parcel4 in ½ mi | $130,000 | 4 vs 3 prior |
| The Plumbing Machines | Plumbing / water heater / sewer | 3 on parcel3 in ½ mi | $7,340 | 0 vs 0 prior |
| Paine Construction | Plumbing / water heater / sewer | 2 on parcel2 in ½ mi | $127,000 | 0 vs 0 prior |
| Collins Comfort Construction | Plumbing / water heater / sewer | 2 on parcel2 in ½ mi | $3,660 | 0 vs 0 prior |
| Sierra Single Ply | Roof replacement | 1 on parcel1 in ½ mi | $54,414 | 0 vs 0 prior |
| Commercial Pump And Mechanical | General repair | 1 on parcel1 in ½ mi | $45,640 | 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.
442 River Bend Circle com roof permit minor no plans
Roof Permit: Tear off and install 60 squares of 30 yr laminated dimensional composition roofing material. In-progress inspection required if 10 squares or greater. CF-6R-ENV-01 required at final inspection. CF-1R-ALT on file. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. 30yr Laminated Dimensional Composition. CRRC: 0676-0041
346 RIVER BEND CIR / REROOF
Reroof of an existing multi-family building. remove existing roofing and replace with new composition asphalt shingle roofing In-progress inspection required if 10 sq or greater. CF-6R-ENV-01 required at final inspection. CF-1R-ALT on file. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
346 River Bend Circle com roof permit minor no plans
Roof Permit: Tear off and install 46 squares of 30 yr laminated dimensional composition roofing material. In-progress inspection required if 10 squares or greater. CF-6R-ENV-01 required at final inspection. CF-1R-ALT on file. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.CRRC: 0676-0041
rooftop wifi
EPC - SHRA - Install Wifi Rooftop Antenna system - PLNG-INSP
rooftop wifi
EPC - Wi-Fi Antenna Add to Existing Building for SHRA Community. - PLNG-INSP
392 river bend / com minor
full interior remodel kitchen and bathroom minor plumbing and minor electrical all work will be like for like. Replace 10' of gas line between units Like for Like. Replace existing fire separation wall to match existing.
KITCHEN/BATHROOM REMODEL
Install kitchen cabinets, counter tops & appliances. Install tub/shower combo toilet/lavatory. Replace ceiling/wall lights with new on existing circuits. Repipe stub outs for gas range/dryer. Replace shower valve/washing connectors. Repalce all existing electrical switches & recepticals. 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. ALL WORK SUBJECT TO FIELD INSPECTION.
KITCHEN/BATHROOM REMODEL
Install kitchen cabinets, counter tops & appliances. Install tub/shower combo toilet/lavatory. Replace ceiling/wall lights with new on existing circuits. Repipe stub outs for gas range/dryer. Replace shower valve/washing connectors. Repalce all existing electrical switches & recepticals. 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. ALL WORK SUBJECT TO FIELD INSPECTION.
Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required.
98 Seavey Cir-Replace Water heater and Bath tub
Replace Water heater and Bath tub. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt). ALL WORK SUBJECT TO FIELD INSPECTION.
402 River Bend com bath tub minor permit no plans
Bath Remodel Permit: Bath tub. replacement. 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.
402 RIVER BEND CIR - Replace Water heater and Bath tub
Replace Water heater and Bath tub. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt). ALL WORK SUBJECT TO FIELD INSPECTION.
Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required.
Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required.
Marina Vista Complex
Remove and replace booster pumps for the water services. (Like for Like replacement).
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 59 squares of 30yr Laminated Dimensional Composition. CRRC: 0676-0098