Sacramento 95820 · Central Oak Park · APN 014-0222-069-0000 · City of Sacramento
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $496,000 ($436,000–$556,000).
Public building records show issued construction/renovation work on this parcel (22 total permits, latest Sep 24, 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)
Gateway East Affordable Mixed Use: Active in "Issued" for 5.1 yr (first record Oct 19, 2021) with no new permit activity recorded in 16 mo. High-impact scale (65 housing units, 98 deed-restricted affordable, $13,500,000 declared valuation across 36 permits). current_status changed to "Complete" in snapshot Nov 1, 2026.
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.
$496,000
Benchmark range: $436,000 – $556,000
Closest lead: Donner Field Senior Aprts (Affordable Housing) (0.11 mi NW, issued). 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 (~$509/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: 29 homes completed, 150 permitted, 76 proposed or in review (165 of them deed-restricted affordable); 1 demolition.
48 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.
Permit issued and active for 5.1 yr (first record Oct 19, 2021), with no completion or new permit record in 16 mo. · 65 units · $13,500,000 declared valuation
Permit issued and active for 4.7 yr (first record Feb 14, 2022), with no completion or new permit record in 2.2 yr. · 1 unit · $28,200 declared valuation
In "Entitled" for 2.2 yr (since Aug 27, 2024), with no new permit record in 2.2 yr. · 1 unit
In "Entitled" for 2.2 yr (since Aug 27, 2024), with no new permit record in 2.2 yr. · 1 unit · $158,076 declared valuation
In "Entitled" for 2.2 yr (since Sep 4, 2024), with no new permit record in 2.2 yr. · 1 unit · $125,000 declared valuation
Permit issued and active for 3.3 yr (first record Jul 24, 2023), with no completion or new permit record in 20 mo. · 1 unit · $43,427 declared valuation
Nearby permit (10d0d00a8f8783f9302e2ea64b59532985ffb72a): 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 (8d164c9219a68dfe3d45c2823fad47db54370446): 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 plumbing / water heater / sewer (3411 San Jose Way): First appeared in published agency feed
Record RES-2623105 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (4621 14th Ave): Status changed from Applied to Expired Application
Record RES-2608018 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2616898 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (5200 Broadway 29): Status changed from Issued to Finaled
Record COM-2616232 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2619662 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (4961 7th Ave): Status changed from Issued to Finaled
Record RES-2611134 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (4018 12th Ave): First appeared in published agency feed
Record RES-2623178 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (4749 8th Ave): Status changed from Issued to Expired Permit
Record RES-2521652 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (3541 40th St): Status changed from Issued to Finaled
Record RES-2620164 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (3033 44th St): First appeared in published agency feed
Record RES-2623136 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (3209 53rd St): First appeared in published agency feed
Record RES-2623840 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (3301 41st St): First appeared in published agency feed
Record RES-2622307 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2620067 · 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 →Active in "Issued" for 5.1 yr (first record Oct 19, 2021) with no new permit activity recorded in 16 mo. High-impact scale (65 housing units, 98 deed-restricted affordable, $13,500,000 declared valuation across 36 permits). current_status changed to "Complete" in snapshot Nov 1, 2026.
Active in "Issued" for 7.3 yr (first record Jul 24, 2019) with no new permit activity recorded in 12 mo. High-impact scale (67 housing units, 66 deed-restricted affordable, $19,000,000 declared valuation across 14 permits). current_status changed to "Process Wait" in snapshot Nov 1, 2026.
In "In review" for 18 mo (since May 14, 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 (68 housing units, $12,000,000 declared valuation across 1 permit).
Issued after 5 mo (30.8× the 5d median) — slower than 90% of pool / spa permits in City of Sacramento (median 5d, 90th pct 49d, n=1,059).
Pending in review for 15 mo (10.8× 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 15 mo (11.0× 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 2,004 parcels
−29.6% YoY
City baseline: 30.4 / 1k
46 in trailing 24m
Includes 24 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Deacon Construction | New multifamily / condos / mixed-use | 1 on parcel2 in ½ mi | $34,735,399 | 12 vs 11 prior+9% |
| Sr Bray | Electrical / panel | 2 on parcel2 in ½ mi | $25,000 | 0 vs 0 prior |
| Carefree Toland Pools | Pool / spa | 1 on parcel1 in ½ mi | $190,000 |
| 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-useOn this parcel | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
HUD Small Area Fair Market Rent · ZIP 95820
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 ($4,950/yr) + local voter-approved bond debt ($693/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.
−$19,765/yr
Cash needed: $108,900
NOI: $10,271/yr
P&I: $2,503/mo
For $0/mo net cash flow
At $1,975/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 | $1,817/mo | −$1,874/mo | -20.7% | $4,433/mo | −$1,850/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$1,647/mo | -18.1% | $4,103/mo | −$1,511/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,094/mo | −$1,516/mo | -16.7% | $4,008/mo | −$1,253/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 ↗
Issued65 units98 deed-restrictedOct 19, 2021 – Jul 18, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
SIGN
install one (1) frame-mounted non-illuminated sign
DEFERRED - Gateway West Mixed Use - Metal Panel Anchorage
DEFERRED to COM-2206234. METAL PANEL ANCHORAG DEFERRED SUBMITTAL.
REVISION - Gateway West Mixed Use - Electrical Fire Pump
EXPEDITED - REVISION to COM-2206234. Minor electrical updates to fire pump hp, wire sizing, disconnect sizing, power to jockey pump.
REVISION - Gateway West Mixed Use - Extr Wall Details
REVISION to COM-2206234. CHANGES TO EXTERIOR WALL DETAILS FOR TRANSITIONS OF METAL PANEL & STUCCO
DEFERRED - Stockton Blvd Gateway East - Storefront System
DEFERRED TO COM-2206234. STOREFRONT SYSTEMS.
Gateway West Mixed Use - Pool
EPC - COMMERCIAL POOL FOR MULTI-FAMILY HOUSING GATEWAY WEST. MAIN PERMIT UNDER COM-2206234. - PLNG-INSP
DEFERRED - Gateway West Mixed Use - Elevator
EPC - DEFERRED to COM-2206234.Elevator design.
DEFERRED - Gateway West Mixed Use - 2way Area of Refuge
DEFERRED to COM-2206234. Installation of 2wayemergency communication system at area of refuge.
2nd Temp Power for Gateway West Mixed Use
EPC - Installing a second temp power pole with a 400 amp (overhead) meter panel with CT provisions, three phase, for construction power. (approx. meter location address: 4633 10th Ave)
DEFERRED - Stockton Blvd Mixed Use - Metal Stairs #1-4
DEFERRED to COM-2206234. METAL STAIRS FOR STAIRS #1-4 LEVEL 1 TO LEVEL 2.
DEFERRED - Stockton Blvd Mixed Use - Extr Bldg Maintenance System
DEFERRED TO COM-2206234. EXTERIOR BUILDING MAINTENANCE (EBM) SYSTEM.
DEFERRED - Stockton Blvd Mixed Use - Extr Cold Form Steel
DEFERRED to COM-2206234. Exterior Light Gauge Steel, cold form steel.
DEFERRED - Stockton Blvd Mixed Use - Intr Cold Form Steel
EPC - DEFERRED to COM-2206234. Interior Light Gauge Steel, cold form steel.
DEFERRED - Gateway West Mixed Use - Fire Sprinklers
DEFERRED to COM-2206234. Furnish building with new automatic fire sprinkler system per NFPA 13.
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 | Stockton Blvd Mixed Use - West Parcel(COM-2206234) | 5+ · Renter | — | 130 (Dec 20, 2023) | — | 63 |
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
1.51 acres
Assessor's classification for assessment purposes. This is not zoning.
3400 STOCKTON BLVD; 3400 STOCKTON BLVD # 108 # 108; 3400 STOCKTON BLVD # 109 # 109
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 014-0222-069-0000. 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.
| 1 vs 0 prior |
| Marketshare | Sign | 1 on parcel1 in ½ mi | $3,400 | 0 vs 0 prior |
| California Fire | Plan revision / deferred submittal | 1 on parcel1 in ½ mi | — | 0 vs 0 prior |
| Anchored Tiny Homes Recent nearby: 4645 13th Ave (Aug 31, 2023) | Accessory dwelling unit (new or conversion) | 11 in ½ mi | $1,354,915 | 1 vs 52 prior−98% |
| Lg General Contractors Recent nearby: 3515 52nd St (Jun 3, 2026) | Addition (adds square footage) | 10 in ½ mi | $729,801 | 3 vs 2 prior |
| Caldwell Construction Merged: CALDWELL CONSTRUCTION · CALDWELL CONSTRUCTION INC Recent nearby: 3113 50th St (Feb 13, 2026) | New garage / accessory structure | 5 in ½ mi | $360,078 | 20 vs 17 prior+18% |
| Good Life Construction Recent nearby: 3427 40th St (Feb 12, 2025) | Remodel / interior alteration | 5 in ½ mi | $346,788 | 36 vs 29 prior+24% |
| Connected Technology Recent nearby: 3430 Santa Cruz Way (Feb 29, 2024) | Remodel / interior alteration | 5 in ½ mi | $13,812 | 117 vs 248 prior−53% |
| Accessory dwelling unit (new or conversion) | 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 improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Pool / spaOn this parcel | 1,059 | 1d | 5d | 25d | 49d | 4d(vs 7d 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.
Stockton Blvd Mixed Use- Fire Alarm
EPC - Deferred submittal for (COM-2206234) low voltage fire alarm.
DEFERRED - Stockton Blvd Mixed Use - Tiedown System
Deferred submittal for (COM-2206234) earthbound tiedown system.
Stockton Blvd Mixed Use- Revised Plumbing Sheet
EPC - Revision to (COM-2206234) plumbing materials per code on Sheet P0.02 as required by the inspector.
void - created in error
REVISION - Gateway West Mixed Use - All Disciplines
REVISION to COM-2206234. OCC: R-2. Various scope to make construction changes to building area, construction type, lighting, plumbing, exterior finishes, relocation of pool, mech, ceiling. See sheet by sheet narrative of changes.. 15-10-5 review time frame.
Temp Power for Gateway West Mixed Use
EPC. Installing a temp power pole with a 400amp meter panel (overhead power) for construction power for main permit COM-2206234.
Gateway West Mixed Use
MULTI-FAMILY HOUSING - 131,524 gsf, The project is a residential mixed use building with 131 dwelling units, ground floor parking and residential amenities. Related to COM-2206353 (East Parcel) Total 131 units: 63 affordable (30 year deed restriction), 68 market rate Please see CDD-0410 form attached in Accela for further breakdown of square footages, if needed. 114 one bedroom/studios: 17 two bedroom: 1,000 sf retail Type M Occupancy (unknown type of retail at this time) All parking is on grade and there is no subterranean level. The project varies in height from 3 stories at 9th Ave and 10th Ave to 5 stories at the corner of Stockton Blvd and 10th Ave. The maximum proposed height is 55ft measured to the plate line. The project includes 2-4 levels of type VA construction over Type IA construction at the ground level. - PLNG-INSP
Estimate: Residential Mixed Use
EPC. Estimate. The project is a residential mixed use building with 130 dwelling units, ground floor parking and residential amenities. All parking is on grade and there is no subterranean level. The project varies in height from 3 stories at 9th Ave and 10th Ave to 5 stories at the corner of Stockton Blvd and 10th Ave. The maximum proposed height is 55ft measured to the plate line. The project includes 2-4 levels of type VA construction and limited Type IA construction at the ground level. Podium level amenity spaces and pool are included. Total enclosed/covered areas square footage: 145,117 sqft Total square footage of enclosed and exterior covered areas on level 1 is 37,273 sqft Please review application and preliminary plans attached to see square footage of different occupancies and additional information needed- PLNG-INSP