Sacramento 95820 · North City Farms · APN 019-0023-022-0000 · City of Sacramento
Zoned C-4-R in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $398,000 ($350,000–$446,000).
On-parcel permit history is indexed through Feb 25, 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)
about 84% 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)
Closest lead: Franklin Blvd Mixed Use Bldg A and Site Work (0.4 mi E, 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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$398,000
Benchmark range: $350,000 – $446,000
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$416/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, 7 permitted, 6 proposed or in review; 2 demolitions; 1 commercial or mixed-use project.
18 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.
497 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-4 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 4.9 yr (since Dec 21, 2021), with no new permit record in 4.9 yr. · 1 unit
In "Entitled" for 4.9 yr (since Dec 30, 2021), with no new permit record in 4.9 yr. · 1 unit
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 4 yr (since Nov 18, 2022), with no new permit record in 4 yr. · 1 unit
In "Entitled" for 3.7 yr (since Mar 17, 2023), with no new permit record in 2.8 yr. · 1 unit · $36,533 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 new garage / accessory structure (2675 6th Ave): Status changed from Plan Check Target to Plan Check Wait
Record RES-2620415 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby repair tied to a housing/code case (3316 Cutter Way): Status changed from Ready-to-Issue to Issued
Record RES-2523566 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby repair tied to a housing/code case (3316 Cutter Way): Issued date changed from (blank) to 2026-09-28
Record RES-2523566 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
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 hvac / heat pump (2505 23rd Ave): First appeared in published agency feed
Record RES-2621603 · 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 (2241 12th Ave): Status changed from Issued to Finaled
Record RES-2606209 · 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 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 plumbing / water heater / sewer (4417 23rd St): First appeared in published agency feed
Record RES-2623598 · 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
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.
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).
In "Entitled" for 4.9 yr (since Dec 21, 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 4.9 yr (since Dec 30, 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 4 yr (since Nov 18, 2022), 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 8 mo (since Mar 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 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 |
|---|---|---|---|---|
| Colorado Structures | Commercial tenant improvement | 1 on parcel4 in ½ mi | $157,000 | 1 vs 13 prior−92% |
| Porter Roofing | Roof replacement | 1 on parcel1 in ½ mi | $23,419 | 0 vs 0 prior |
| Clear Channel Outdoor | Demolition | 1 on parcel1 in ½ mi | $2,800 |
| 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 ($4,000/yr) + local voter-approved bond debt ($560/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.
−$12,918/yr
Cash needed: $88,000
NOI: $11,354/yr
P&I: $2,023/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 | −$1,303/mo | -17.8% | $3,636/mo | −$1,272/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$1,076/mo | -14.7% | $3,366/mo | −$933/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 | −$946/mo | -12.9% | $3,288/mo | −$675/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 ↗
Expired / withdrawnFeb 25, 2020 – Feb 25, 2020
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Demo Billboard
Removal of clear Channel single-faced billboard (12' x 25' = 300 sq. ft.)
Re-Roof
Tear Off - Yes, Resheet - No, 1 layer(s), 30 squares of Sheet Steel Roofing. In-progress inspection required if 10 squares or greater.
CSI OFFICE REMODEL
Remodel of existing art studio & gallery space. New office spaces, restroom, HVAC system, power & lighting throughout.
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
0.15 acres
Assessor's classification for assessment purposes. This is not zoning.
2500 SUTTERVILLE RD
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 019-0023-022-0000. 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.
| 2 vs 1 prior |
| Black Pine Builders Recent nearby: 3318 Ronald Reagan Way (Aug 11, 2021) | New single-family home | 173 in ½ mi | $43,394,714 | 2 vs 0 prior |
| Abrahams Construction Recent nearby: 2432 6th Ave (Mar 14, 2025) | Remodel / interior alteration | 8 in ½ mi | $624,050 | 14 vs 18 prior−22% |
| Premier Pools Recent nearby: 3098 24th St (Jan 3, 2022) | Pool / spa | 7 in ½ mi | $331,296 | 0 vs 0 prior |
| Connected Technology Recent nearby: 2808 16th Ave (Oct 4, 2024) | Remodel / interior alteration | 7 in ½ mi | $17,542 | 117 vs 248 prior−53% |
| Kitchen Mart Recent nearby: 3637 24th St (May 9, 2024) | Remodel / interior alteration | 6 in ½ mi | $254,548 | 62 vs 72 prior−14% |
| Mills Builders Recent nearby: 3340 24th St (May 7, 2021) | Demolition | 5 in ½ mi | $645,000 | 14 vs 7 prior |
| Agostini Construction Merged: AGOSTINI CONSTRUCTION · AGOSTINI CONSTRUCTION INC Recent nearby: 2675 6th Ave (Sep 15, 2026) | Addition (adds square footage) | 5 in ½ mi | $424,074 | 3 vs 4 prior |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| DemolitionOn this parcel | 705 | 0d | 1d | 7d | 35d | 2d |
| 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) |
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.