Sacramento 95820 · North City Farms · APN 019-0010-010-0000 · City of Sacramento
Zoned C-1-R in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $475,000 ($418,000–$532,000).
Public building records show issued construction/renovation work on this parcel (19 total permits, latest May 24, 2025).
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)
General repair (COM-2417147): Issued after 3 mo (6.2× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
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.
$475,000
Benchmark range: $418,000 – $532,000
Closest lead: Franklin Blvd Mixed Use Bldg A and Site Work (0.19 mi SE, 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 (~$489/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: 12 homes completed, 12 permitted, 6 proposed or in review (1 of them deed-restricted affordable); 2 demolitions; 1 commercial or mixed-use project.
29 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.
534 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-1 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 4.3 yr (first record Aug 9, 2022), with no completion or new permit record in 4.2 yr. · 1 unit · $165,500 declared valuation
In "Entitled" for 3.8 yr (since Jan 23, 2023), with no new permit record in 3.8 yr. · 2 units
Permit issued and active for 3.9 yr (first record Dec 13, 2022), with no completion or new permit record in 3.6 yr. · 1 unit · $240,106 declared valuation
In "Entitled" for 3.6 yr (since Mar 30, 2023), with no new permit record in 2.9 yr. · 1 unit · $300,000 declared valuation
In "Entitled" for 2.7 yr (since Mar 12, 2024), with no new permit record in 2.7 yr. · 1 unit · $53,581 declared valuation
Permit issued and active for 4.7 yr (first record Mar 2, 2022), with no completion or new permit record in 2 yr. · 1 unit · $7,978 declared valuation
Nearby commercial tenant improvement (3570 Crocker Dr 130): Status changed from Issued to Finaled
Record COM-2601391 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (4251 Custis Ave): First appeared in published agency feed
Record RES-2622608 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (3301 12th Ave 100): Status changed from Issued to Certificate of Occupancy
Record COM-2602037 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2505163 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2763 Coleman Way): First appeared in published agency feed
Record RES-2623558 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (3288 8th Ave): Status changed from Issued to Finaled
Record RES-2610017 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2648 Sutterville Rd): Status changed from Issued to Finaled
Record RES-2621451 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (3971 E Pacific Ave): Status changed from Issued to Finaled
Record RES-2621490 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (4520 Franklin Blvd): Status changed from Issued to Finaled
Record COM-2525200 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2841 14th Ave B): Status changed from Issued to Finaled
Record RES-2620582 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (3953 28th St): First appeared in published agency feed
Record RES-2622231 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (2800 18th Ave): First appeared in published agency feed
Record RES-2621864 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (3420 24th St): Status changed from Issued to Finaled
Record RES-2621063 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2421442 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2616547 · 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 4.1 yr (since Sep 29, 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 (4 housing units, $590,212 declared valuation across 4 permits). current_status changed to "Plan Check Target" in snapshot Nov 1, 2026.
Issued after 3 mo (6.2× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
Issued after 5 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Issued after 8 mo (3.7× 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 3 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
In "In review" for 15 mo (since Aug 5, 2025), exceeding the 241d median and 334d 75th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($1,036,934 declared valuation across 1 permit).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,233 parcels
−15.4% YoY
City baseline: 30.4 / 1k
24 in trailing 24m
Includes 11 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Halls Window Center | Remodel / interior alteration | 1 on parcel4 in ½ mi | $64,629 | 26 vs 89 prior−71% |
| John F Otto | Plan revision / deferred submittal | 3 on parcel3 in ½ mi | $1,000,000 | 0 vs 0 prior |
| Jon K Takata | General repair | 3 on parcel3 in ½ mi | $570,000 |
| 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-use | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
| Accessory dwelling unit (new or conversion) |
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 ($4,750/yr) + local voter-approved bond debt ($665/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.
−$18,324/yr
Cash needed: $104,500
NOI: $10,499/yr
P&I: $2,402/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 | −$1,754/mo | -20.1% | $4,265/mo | −$1,728/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$1,527/mo | -17.5% | $3,948/mo | −$1,389/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 | −$1,396/mo | -16.0% | $3,856/mo | −$1,131/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 ↗
REVISION TO COM-2224850
EPC - REVISION TO COM-2224850 Amendments to Electrical Notes and Schedules as a result of SMUD inspection finding insufficient existing capacities.
2750 Sutterville Road com window permit minor no plans
Window Permit: Change out 26 windows like for like retrofit. The egress windows will meet the code requirements enforced at the time the structure was permitted. The structure was built in 1925. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
stair replacement
EPC - Rebuild of exterior staircase to comply with ADA as follows: Remove and intall (N) staircase stringers, treads, mid-landing, and upper-landing to match (E) conditions. - PLNG-INSP
2750 Sutterville Road com roof permit minor no plans
Roof Permit: Tear off and install 40 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: 0676-0133.
Accessibility Upgrades
EPC - Plans and permit to reflect implementation of accessibility upgrades to include: (N) concrete ramp at rear entrance, (N) threshold landing retrofit at rear entrance, (N) bathroom fixtures and hardware. ** CYC2 - REMOVED RAMP AND CHANGED TO VERTICAL LIFT SYSTEM **
2760 SUTTERVILLE RD - REVISION TO COM-2224850
Revise plans and permit to reflect implementation of accessibility upgrades as required by site inspection.
Sacramento Children's Home
EPC - REMODEL OF AN EXISTING DORMITORY. THE SCOPE OF WORK IS LIMITED TO 2 RESTROOM RENOVATIONS AT EXISTING AREA, AND FLAT WORK AT THE ACCESSIBLY ENTRY. AREA OF WORK IS ONLY 435 SF. NO CHANGE TO EXISTING LOAD BEARING/ STRUCTURAL WALL. NO CHANGE TO OCCUPANCY TYPE OR LOAD. NO CHANGE TO THE BUILDING ENVELOPE OR EXTERIOR FINISHES.
Sacramento Children's Home
EPC - 1. replace damaged interior/EXTERIOR finishes, like-for-like. 2. replace damaged roof framing (TRUSSES, sheathing), like-for-like. 3. replace damaged mep infrastructure. 4. Install (N) panel, new wiring and new fixtures. EXERIOR STAIRS ADDED AT SECOND CYCLE - ** See COM-2403226 for revised plans to reflect implementation of accessibility upgrades as required by site inspection. ** SEE REVISION COM-2510730 Amendments to Electrical Notes and Schedules as a result of SMUD inspection finding insufficient existing capacities.
Sacramento Children's Home - Revision #1
EPC - Revision to COM-2204094 for Electrical : Relocated and removed light fixtures to accommodate field conditions and owner requests Mechanical: 1st floor ductwork and air terminal devices were installed above the ceiling and in soffits, as opposed to original design for crawlspace, due to limited access. o An alternate model mini-split unit was furnished and installed due to product availability
Kids Home, SMUD Inspection
Sacramento Children's Home, SMUD Safety inspection on existing panel for temporary power. SMUD Safety Inspection (Unit 1)One time inspection only. Additional inspections will cost $76.00 (Residential) or $152 (Commercial) each. If there is no access to the site or areas required by an inspector this is still an inspection. Permit fees are non-transferable. Carbon monoxide & Smoke alarms required. Reference 2019 CRC sections R315 & R314
Sacramento Children's Home - Deferred Fire Protection
EPC - Deferred to COM-2204094 for both Fire sprinkler and Alarm plans.
Sacramento Children's Home
EPC - REMODEL OF AN EXISTING, LANDMARK ELIGIBLE STRUCTURE; NO CHANGE IN OCCUPANCY, NO ADDITIONAL SPACE OR SQUARE FOOTAGE PROPOSED. EXTERIOR RESTORATION AND REPAIRS: PROVIDE NEW ACCESSIBLE PATH OF TRAVEL TO REAR ENTRY; REMOVE NON-HISTORIC STAIR; REPAIR/RESTORE WINDOWS & EXTERIOR METAL WORK; CLEAN/REPAIR BRICK INTERIOR TENANT IMPROVEMENTS TO: (E)/(N) OFFICES, CORRIDORS & RESTROOMS; NEW ACCESSIBLE RESTROOM; NEW HVAC/ELECTRICAL - PLNG-INSP
2750 SUTTERVILLE RD - REROOF
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 42 squares of 50yr Laminated Dimensional Composition. CRRC: 0676-0133 All reroofs are required to have an in-progress inspection (83) except for garages and utility sheds under 10 squares: roofs not required to comply with the cool roof requirements. Overlay’s and covering up an existing roof, need an inspection before new roof system is installed to see the condition of the existing roof. Deck inspections (17) are required if your insulating new sheathing, repairing rafters or before starting a commercial reroof. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
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
6.85 acres
Assessor's classification for assessment purposes. This is not zoning.
2750 SUTTERVILLE RD; 2760 SUTTERVILLE RD; 2760 SUTTERVILLE RD # 1 # 1
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 019-0010-010-0000. 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 2 prior |
| Ciscos Roofing | Roof replacement | 3 on parcel3 in ½ mi | $58,000 | 0 vs 0 prior |
| Caldwell Construction | Accessory dwelling unit (new or conversion) | 1 on parcel2 in ½ mi | $328,954 | 20 vs 17 prior+18% |
| Whittaker Roofing | Roof replacement | 2 on parcel2 in ½ mi | $23,000 | 0 vs 0 prior |
| Buds Plumbing Service | Plumbing / water heater / sewer | 2 on parcel2 in ½ mi | $8,275 | 0 vs 0 prior |
| Bells Garage Door Services | Other | 1 on parcel1 in ½ mi | $16,500 | 0 vs 0 prior |
| Marcom Electrical | Electrical / panel | 1 on parcel1 in ½ mi | $1,450 | 0 vs 0 prior |
| Black Pine Builders Recent nearby: 3318 Ronald Reagan Way (Aug 11, 2021) | New single-family home | 100 in ½ mi | $22,658,259 | 2 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.
2750 SUTTERVILLE ROAD
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 42 squares of 50yr Laminated Dimensional Composition. CRRC: 0676-0133
REROOF (BUILDING #8)
Building #8 Tear-off existing comp shingle roof, install new underlayment, and reinstall CRRC rated comp shingle roof. 29-SQ
REROOF (BUILDING #7)
Building #7 Tear-off existing comp shingle roof, install new underlayment, and reinstall CRRC rated comp shingle roof. 29-SQ
gate, fencing
EPC - INSTALLATION OF SITE FENCE AT REAR OF MAIN BUILDING (MOTORIZED); MAN-GATES FOR SERVICE/EMERGENCY PURPOSES WILL ALSO BE INCLUDED IN SCOPE (W/ KNOX BOX). THESE ARE NOT REQUIRED TO BE ACCESSIBLE AS ACCESSIBLE PARKING IS PROVIDED, AND SITE IS NOT REQUIRED TO BE ACCESSIBLE FOR THE AREA OF WORK.
Tankless Water Heater
Installation of new Gas - Tankless, located inside building, screening not required.
Water Heater
Change-out installation of Gas - 075 gallon to Gas - 100 gallon, located inside building, screening not required.