Sacramento 95817 · Tahoe Park East · APN 015-0031-033-0000 · City of Sacramento
Zoned C-2-TO in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $543,000 ($478,000–$608,000).
On-parcel permit history is indexed through Apr 22, 2020, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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)
Sign (SIG-1916097): Issued after 6 mo (9.2× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
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.
$543,000
Benchmark range: $478,000 – $608,000
Closest lead: Q Street Apartments (0.33 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 (~$553/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: 5 homes completed, 201 permitted, 218 proposed or in review (129 of them deed-restricted affordable).
16 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.
400 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 "Fee estimate" for 8.2 yr (since Aug 31, 2018), with no new permit record in 6.5 yr. · 6 units · $1,459,898 declared valuation
In "Entitled" for 5.6 yr (since Apr 20, 2021), with no new permit record in 5.6 yr. · 1 unit
In "Entitled" for 5.1 yr (since Oct 19, 2021), with no new permit record in 5.1 yr. · 137 units
In "Entitled" for 3.9 yr (since Dec 21, 2022), with no new permit record in 3.9 yr. · 2 units
In "Entitled" for 4.4 yr (since Jul 5, 2022), with no new permit record in 3.7 yr. · 130 units · $87,938,116 declared valuation
In "Entitled" for 8.7 yr (since Feb 15, 2018), with no new permit record in 3.7 yr. · 140 units · $27,896,642 declared valuation
Nearby permit (f3288c48ecbc0fade521a2bd0d4061c14f680349): 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 (3528 64th St): Status changed from Issued to Expired Permit
Record RES-2521876 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (3682 64th St): First appeared in published agency feed
Record RES-2622685 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (6756 9th Ave): First appeared in published agency feed
Record RES-2622827 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (2917 59th St): First appeared in published agency feed
Record COM-2623647 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (3335 65th St): Status changed from Issued to Expired Permit
Record RES-2521185 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (2917 59th St): First appeared in published agency feed
Record COM-2623652 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (6154 2nd Ave): First appeared in published agency feed
Record RES-2622082 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (6407 11th Ave): First appeared in published agency feed
Record RES-2622564 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (6165 2nd Ave): Status changed from Issued to Finaled
Record RES-2603869 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (7399 San Joaquin St): Status changed from Issued to Finaled
Record COM-2612799 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (6710 Manassero Way): First appeared in published agency feed
Record RES-2623317 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (3111 Perryman Way): Status changed from Issued to Finaled
Record RES-2620754 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2800 65th St): Status changed from Plan Check Target to Issued
Record RES-2620585 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2800 65th St): Issued date changed from (blank) to 2026-10-08
Record RES-2620585 · 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 8.7 yr (since Feb 15, 2018), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (140 housing units, $27,896,642 declared valuation across 3 permits).
In "Entitled" for 4.4 yr (since Jul 5, 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 (130 housing units, $87,938,116 declared valuation across 1 permit).
In "Entitled" for 5.1 yr (since Oct 19, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (137 housing units across 0 permits).
In "Fee estimate" for 8.2 yr (since Aug 31, 2018), 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, $1,459,898 declared valuation across 64 permits).
Active in "Issued" for 2.6 yr (first record Apr 11, 2024) with no new permit activity recorded in 19 mo. High-impact scale (130 housing units, 129 deed-restricted affordable, $31,065,118 declared valuation across 18 permits).
Issued after 6 mo (9.2× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 307 parcels
Small prior baseline
City baseline: 30.4 / 1k
7 in trailing 24m
Includes 1 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Alaska Marine Refrigeration | Commercial tenant improvement | 1 on parcel1 in ½ mi | $5,750 | 0 vs 0 prior |
| Perry Builders | Sign | 1 on parcel1 in ½ mi | $5,000 | 2 vs 1 prior |
| Able Maintenance | Electrical / panel | 1 on parcel1 in ½ mi | $2,400 | 0 |
| 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 ($5,450/yr) + local voter-approved bond debt ($763/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.
−$22,672/yr
Cash needed: $119,900
NOI: $10,397/yr
P&I: $2,756/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 | −$2,125/mo | -21.3% | $4,852/mo | −$2,102/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,050/mo | −$1,889/mo | -18.9% | $4,491/mo | −$1,750/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 | −$1,754/mo | -17.6% | $4,387/mo | −$1,482/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 ↗
BP ARCO on 65th
Install 1 monument illuminated sign (like for like)
AM/PM 65th St Image Retrofit
Remove & replace aluminum fascia panels and (2) attached illuminated cabinet sign.
arco remodel
EPC Submittal - Remodel of Commercial Building - Remove and replace coffee equipment, add a deli case to store and display pre-packaged foods, install a pre-manufactured air curtain over the front doors of the facility, and install electrical outlets to cover the equipment.
EPC Submittal - Remodel of Commercial Building - Remove and replace coffee equipment, add a deli case to store and display pre-packaged foods, install a pre-manufactured air curtain over the front doors of the facility, and install electrical outlets to cover the equipment.
dedicated cuicuit
install dedicated outlet for computer to operate pos system. see attached referenced plans
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
0.59 acres
Assessor's classification for assessment purposes. This is not zoning.
2931 65TH ST; 2933 65TH ST
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 015-0031-033-0000. 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.
| John Mansfield Recent nearby: 3105 65th St (Oct 8, 2019) | New single-family home | 31 in ½ mi | $6,865,892 | 0 vs 0 prior |
| Als Landclearing Recent nearby: 2601 Redding Ave (Jun 26, 2019) | Demolition | 12 in ½ mi | $146,500 | 0 vs 1 prior |
| Yancey Recent nearby: 3133 62nd St (Apr 16, 2026) | Remodel / interior alteration | 10 in ½ mi | $344,908 | 38 vs 46 prior−17% |
| Jackson Properties Recent nearby: 1875 65th St (Jul 27, 2023) | Commercial tenant improvement | 9 in ½ mi | $24,779,272 | 12 vs 23 prior−48% |
| Caldwell Construction Merged: CALDWELL CONSTRUCTION · CALDWELL CONSTRUCTION INC Recent nearby: 3501 Marjorie Way (Mar 16, 2026) | Addition (adds square footage) | 8 in ½ mi | $485,156 | 20 vs 17 prior+18% |
| Connected Technology Recent nearby: 6166 2nd Ave (Jul 24, 2026) | Remodel / interior alteration | 7 in ½ mi | $14,393 | 117 vs 248 prior−53% |
| Nyecon Merged: NYECON · NYECON INC Recent nearby: 6301 S St (Jun 12, 2026) | Commercial tenant improvement | 6 in ½ mi | $3,683,983 | 8 vs 9 prior−11% |
| 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) |
| Electrical / panelOn this parcel | 11,023 | 0d | 0d | 0d | 5d | 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.