Sacramento 95818 · Land Park · APN 012-0142-019-0000 · City of Sacramento
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $805,000 ($708,000–$902,000).
Public building records show issued construction/renovation work on this parcel (13 total permits, latest Feb 17, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
245 substantial renovation & housing permits over 24 months (69.8 per 1,000 parcels vs. 30.4 citywide baseline) (#42 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (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.
$805,000
Benchmark range: $708,000 – $902,000
Remodel / interior alteration (COM-1918814): Issued after 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Accessory dwelling unit at 3215 Freeport Blvd (0.38 mi S, 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 (~$802/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: 21 homes completed, 7 permitted, 10 proposed or in review; 1 demolition.
32 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.
1,009 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 3.8 yr (since Jan 12, 2023), with no new permit record in 3.8 yr. · 1 unit
In "Entitled" for 4.3 yr (since Aug 10, 2022), with no new permit record in 3.8 yr. · 1 unit · $250,000 declared valuation
In "In review" for 14 mo (since Sep 16, 2025), with no new permit record in 14 mo. · 2 units · $232,063 declared valuation
Permit issued and active for 2.2 yr (first record Aug 13, 2024), with no completion or new permit record in 9 mo. · 1 unit · $75,000 declared valuation
In "In review" for 2.8 yr (since Jan 30, 2024), with no new permit record in 7 mo. · 6 units · $500,000 declared valuation
Nearby solar / battery storage (2440 Curtis Way): Status changed from Issued to Finaled
Record RES-2619285 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (1617 4th Ave): First appeared in published agency feed
Record RES-2622544 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby pool / spa (2901 Highland Ave): First appeared in published agency feed
Record RES-2623781 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (2789 17th St): Status changed from Issued to Finaled
Record RES-2614342 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2000 Vallejo Way): Status changed from Issued to Finaled
Record RES-2609050 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (3009 Baldwin St): First appeared in published agency feed
Record RES-2623507 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby new garage / accessory structure (1825 Commercial Way): Description text was updated
Record RES-2003675 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (1701 8th Ave): Status changed from Issued to Finaled
Record RES-2620875 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2616594 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2616594 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2616594 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2616594 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (3225 Freeport Blvd): Status changed from Processing to Ready-to-Issue
Record COM-2617417 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2249 3rd Ave): First appeared in published agency feed
Record RES-2623107 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (1920 Markham Way): Status changed from Issued to Finaled
Record RES-2617868 · 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 2.8 yr (since Jan 30, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (6 housing units, $500,000 declared valuation across 1 permit).
Issued after 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Issued after 7 mo (3.3× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Issued after 9 mo (6.7× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
Active in "Issued" for 15 mo (first record Aug 1, 2025) with no new permit activity recorded in 12 mo. High-impact scale (1 housing unit, $805,000 declared valuation across 2 permits).
In "In review" for 3 mo (since Aug 3, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). project_name changed to "NEW ADU & OFFICE" in snapshot Nov 1, 2026.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 3,510 parcels
−25.0% YoY
City baseline: 30.4 / 1k
245 in trailing 24m
Includes 29 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Avanti Builders | Commercial tenant improvement | 5 on parcel8 in ½ mi | $380,500 | 2 vs 0 prior |
| Bouzos Construction | Commercial tenant improvement | 2 on parcel3 in ½ mi | $53,175 | 1 vs 1 prior |
| Ap Thomas Construction | Commercial tenant improvement | 2 on parcel2 in ½ mi | $109,248 |
| 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 ($8,050/yr) + local voter-approved bond debt ($1,127/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.
−$37,001/yr
Cash needed: $177,100
NOI: $11,845/yr
P&I: $4,071/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 | −$3,374/mo | -22.9% | $7,032/mo | −$3,352/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,525/mo | −$3,083/mo | -20.9% | $6,509/mo | −$2,918/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 | −$2,917/mo | -19.8% | $6,358/mo | −$2,588/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 ↗
REMODEL
EPC - REMODEL EXISTING 1556 SQ FT PHARMACY INTO A NEW FITNESS STUDIO. SCOPE OF WORK WILL INCLUDE DEMOLITION AND REMODEL OF THE SPACE.
Ten Acres Pharmacy on Freeport Blvd Ste A
Install 2 Attached Non-Illuminated Signs
REVISION TO COM-2003754
EPC - REVISION TO COM-2003754: WALL LAYOUT WITHIN THE BREAK ROOM TO CREATE (1) LARGE AREA TO INCLUDE M-P-E-B CHANGES.
PHARMACY TI SUITE A
EPC - SUITE A***1,556 square foot tenant improvement of existing warm shell into pharmacy to include new partitions, finishes, lighting, and power, reuse of existing HVAC unit with new distribution, reuse of existing plumbing with new sinks, and reuse of existing restroom.****EPC - REVISION TO COM-2003754: WALL LAYOUT WITHIN THE BREAK ROOM TO CREATE (1) LARGE AREA TO INCLUDE M-P-E-B CHANGES.****
POWER PACK Sign Permit
Painting onto existing Front facade of building / with no substrate , a 3' x 9.5' painted sign - PLNG-INSP
exterior remodel
installation of new exterior doors and window. interior remodel work to be issued under separate permit.
Revision to COM-1914243
Revision to COM-1914243: relocate restroom and subpanel.
Ferrante Fitness Remodel (Electrical & Drywall)
EXPEDITED - FERRANTE FITNESS REMODEL: Electrical lighting and receptacles throughout building; New DRYWALL on ceiling and on (2) walls. (revision to include mechanical work as outlined on approved sheet M1.0 not detailed in scope - 1/21/20 - NCB)
2932 Freeport Blvd - Warm Shell Remodel
EXPEDITED - Suite B - Warm Shell Remodel. New HVAC. Adding New Accessible Restroom. (SEE REVISION COM-1924938: relocate bathroom and subpanel.)
Remodel-suite A
EXPEDITED - Vanilla shell of existing suite repairing electrical panel, new HVAC, new accessibility restroom. Not for occupancy
Remodel-suite A
EXPEDITED - Vanilla shell of existing suite repairing electrical panel, new HVAC, new accessibility restroom. Not for occupancy
facade renovation, parking lot, interior
shared plans with COM-1709545 the project is a renovation of the exterior envelope of an existing building , the unoccupied spaces which is 3,127 sq ft is staying unoccupied. Work to include modify existing exterior façade, add interior demising wall, filling in existing interior wall, restriping park lot,
facade renovation, parking lot, interior
shared plans with COM-1714956 - modify existing exterior façade, add interior demising wall, filling in existing interior wall, adding new house panel, restriping park lot, removing existing drive apron, overlaying existing roof 32 squares foam plastic roof covering system, adding a 323 sq ft outdoor patio area,
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
0.12 acres
Assessor's classification for assessment purposes. This is not zoning.
2930 FREEPORT BLVD; 2932 FREEPORT BLVD
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 012-0142-019-0000. 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.
| Commercial Sign Crafters | Sign | 1 on parcel1 in ½ mi | $3,800 | 0 vs 0 prior |
| Black Pine Builders Recent nearby: 2350 5th Ave (Apr 28, 2022) | New single-family home | 171 in ½ mi | $53,174,418 | 2 vs 0 prior |
| Connected Technology Recent nearby: 2816 18th St (Sep 11, 2026) | Remodel / interior alteration | 26 in ½ mi | $48,030 | 117 vs 248 prior−53% |
| Abrahams Construction Recent nearby: 1927 10th Ave (Jul 22, 2026) | Remodel / interior alteration | 25 in ½ mi | $1,997,700 | 14 vs 18 prior−22% |
| Premier Pools Recent nearby: 2276 Pierce Arrow Ln (Sep 16, 2021) | Pool / spa | 18 in ½ mi | $851,512 | 0 vs 0 prior |
| Halls Window Center Recent nearby: 3123 17th St (Nov 12, 2024) | Remodel / interior alteration | 12 in ½ mi | $307,690 | 26 vs 89 prior−71% |
| Geremia Pools Recent nearby: 1932 Bidwell Way (Jul 31, 2026) | Pool / spa | 10 in ½ mi | $710,737 | 8 vs 15 prior−47% |
| 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) |
| 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.