Sacramento 95822 · South Land Park · APN 017-0172-009-0000 · City of Sacramento
Zoned C-2-EA-4 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $558,000 ($491,000–$625,000).
On-parcel permit history is indexed through Nov 12, 2025, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
226 substantial renovation & housing permits over 24 months (42.3 per 1,000 parcels vs. 30.4 citywide baseline) (#28 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (South 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.
$558,000
Benchmark range: $491,000 – $625,000
Closest lead: 1701 Potrero Way ADU (0.15 mi W, 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 (~$568/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: 10 homes completed, 7 permitted, 4 proposed or in review; 1 demolition.
20 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.
724 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 5.7 yr (since Mar 12, 2021), with no new permit record in 5.7 yr. · 1 unit
In "Entitled" for 5.5 yr (since May 14, 2021), with no new permit record in 5.5 yr. · 1 unit
In "Entitled" for 5.4 yr (since Jul 2, 2021), with no new permit record in 5.4 yr. · 1 unit
In "Entitled" for 5.2 yr (since Aug 24, 2021), with no new permit record in 5.2 yr. · 1 unit
In "Entitled" for 5 yr (since Nov 23, 2021), with no new permit record in 5 yr. · 1 unit
In "Entitled" for 4.1 yr (since Oct 25, 2022), with no new permit record in 4.1 yr. · 1 unit
Nearby general repair (4957 Virginia Way): Status changed from Plan Check Target to Issued
Record RES-2620698 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (4957 Virginia Way): Issued date changed from (blank) to 2026-10-09
Record RES-2620698 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (4957 Virginia Way): Declared valuation changed from 17100 to 15300
Record RES-2620698 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (4957 Virginia Way): Description text was updated
Record RES-2620698 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (4957 Virginia Way): Contractor changed from (blank) to GROUNDWORKS CALIFORNIA LLC
Record RES-2620698 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (2098 20th Ave): Status changed from Issued to Finaled
Record RES-2620197 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (2145 Shielah Way): Status changed from Ready-to-Issue to Issued
Record RES-2615358 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (2145 Shielah Way): Issued date changed from (blank) to 2026-10-06
Record RES-2615358 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (1700 Harian Way): Status changed from Issued to Finaled
Record RES-2607356 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (1410 Sherwood Ave): Status changed from Plan Check Target to Plan Check Wait
Record RES-2620872 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2619625 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (1520 Fruitridge Rd): Status changed from Issued to Finaled
Record RES-2621384 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (4711 Del Rio Rd): First appeared in published agency feed
Record RES-2623495 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (4821 Monterey Way): Status changed from Issued to Finaled
Record RES-2619164 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby new garage / accessory structure (4681 Larson Way): Status changed from Plan Check Wait to Withdrawn
Record RES-2618466 · 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 5.4 yr (since Jul 2, 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 5.2 yr (since Aug 24, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
High-impact scale (2 housing units, $900,395 declared valuation across 1 permit). work_desc changed to "EPC - Building 4,577 SF Conditioned area Single-Family Residence with 5 bedrooms, 5 bathrooms, Porch of 310 sq. ft. attached two-car garage of 520 sq. ft., attached 420 sq. ft. 2nd dwelling unit with 1 bedroom , 1 bathroom. Solar PV 5.04kWdc, ESS 6.0kWh. On a vacant lot. Removal of Existing Detached non-dwelling structures requires a Wrecking Premit(s) be issued before a permit for the new duplex can be issued." in snapshot Nov 1, 2026.
In "Entitled" for 5.5 yr (since May 14, 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 12, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "In review" for 6 mo (since May 4, 2026), 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 5,346 parcels
−11.7% YoY
City baseline: 30.4 / 1k
226 in trailing 24m
Includes 17 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Trinity Construction Services | Sign | 1 on parcel1 in ½ mi | $10,250 | 0 vs 0 prior |
| Capitol Neon | Sign | 1 on parcel1 in ½ mi | $3,080 | 0 vs 0 prior |
| Coast Sign | Sign | 1 on parcel1 in ½ mi | $2,100 | 0 vs 0 prior |
| 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 95822
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 ($5,600/yr) + local voter-approved bond debt ($784/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.
−$23,289/yr
Cash needed: $123,200
NOI: $10,691/yr
P&I: $2,832/mo
For $0/mo net cash flow
At $2,100/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 | $1,932/mo | −$2,182/mo | -21.3% | $4,978/mo | −$2,158/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | −$1,941/mo | -18.9% | $4,607/mo | −$1,798/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,226/mo | −$1,802/mo | -17.6% | $4,500/mo | −$1,524/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 ↗
METER SOCKET REPLACEMENT
METER SOCKET REPLACEMENT, LIKE FOR LIKE.
Fire Cellular Communicator
EPC - Add on Cellular communicator to an existing Fire Alarm System.
Cathay Bank Sign
Install (1) attached / illuminated channel letter sign
Akebono on Freeport
Install (1) new detached illuminated sign w/ new cabinet & LED Illumination onto an existing detached monument sign beneath the Primary Tenant Sign , Rite Aid.
ELLUSION BEAUTY CENTER Sign Permit
ELLUSION BEAUTY CENTER: Install (1) Attached / Illuminated wall sign (One set of Channel Letters & Tag Line)
ELLUSION BEAUTY CENTER
EXPEDITED - Addition of private hair cut room, addition of hair dryer stations, add exhaust fan, addition of photo sensor and occupancy switches.
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
1.84 acres
Assessor's classification for assessment purposes. This is not zoning.
4900 FREEPORT BLVD; 4910 FREEPORT BLVD; 4930 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 017-0172-009-0000. 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.
| Adt Commercial | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $300 | 0 vs 0 prior |
| Sequoia Pacific Builders Recent nearby: 4730 Freeport Blvd 110 (Dec 29, 2022) | Demolition | 29 in ½ mi | $10,336,180 | 1 vs 2 prior |
| Syncon Homes Of California Recent nearby: 4957 Esma Jane Ln (Dec 14, 2022) | New single-family home | 24 in ½ mi | $6,157,855 | 75 vs 45 prior+67% |
| Premier Pools Recent nearby: 5201 Dana Way (Mar 5, 2021) | Pool / spa | 11 in ½ mi | $581,165 | 0 vs 0 prior |
| Premier Pools Sacramento Recent nearby: 5616 El Arado Way (Jan 30, 2025) | Pool / spa | 9 in ½ mi | $566,240 | 102 vs 121 prior−16% |
| Solid Construction And Design Recent nearby: 4621 Mead Ave (May 5, 2026) | Remodel / interior alteration | 7 in ½ mi | $292,000 | 32 vs 32 prior+0% |
| Kevin Fong Recent nearby: 4400 Freeport Blvd 150 (Mar 5, 2019) | Commercial tenant improvement | 7 in ½ mi | $220,000 | 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 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.