Sacramento 95831 · South Land Park · APN 029-0200-006-0000 · City of Sacramento
Zoned R-2A in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $727,000 ($640,000–$814,000).
Zone R-2A allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Nov 8, 2021).
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$727,000
Benchmark range: $640,000 – $814,000
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)
Remodel / interior alteration (COM-1712088): Issued after 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: 6240 S Land Park Drive (0.25 mi SE, 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 (~$728/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: 3 homes completed.
3 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.
452 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 R-2A as multifamily residential, 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 7.5 yr (since May 28, 2019), with no new permit record in 7.5 yr. · 1 unit
In "Entitled" for 7.3 yr (since Jul 12, 2019), with no new permit record in 7.3 yr. · 1 unit
In "Entitled" for 6.5 yr (since May 14, 2020), with no new permit record in 6.5 yr. · 1 unit
In "Entitled" for 3.5 yr (since Apr 27, 2023), with no new permit record in 2.1 yr. · 1 unit · $420,148 declared valuation
Nearby hvac / heat pump (5 Moonlit Cir): First appeared in published agency feed
Record RES-2623026 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (1011 Lake Glen Way): First appeared in published agency feed
Record RES-2623025 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (5994 Lake Crest Way 13): First appeared in published agency feed
Record COM-2623748 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (5949 Lake Crest Way 1): First appeared in published agency feed
Record COM-2622054 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (6120 S Land Park Dr): Description text was updated
Record RES-2621463 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (6460 Lake Park Dr): Status changed from Issued to Finaled
Record RES-2620940 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2 Lundy Ct): Status changed from Issued to Finaled
Record RES-2614833 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (104 Starlit Cir): First appeared in published agency feed
Record RES-2621816 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (1100 43rd Ave): First appeared in published agency feed
Record COM-2621890 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (6381 Lake Park Dr): Status changed from Issued to Finaled
Record RES-2618034 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (1014 Johnfer Way): Status changed from Issued to Finaled
Record RES-2621360 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (5949 Lake Crest Way 5): First appeared in published agency feed
Record COM-2622057 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (83 Petrilli Cir): First appeared in published agency feed
Record RES-2623418 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (1061 Glen Holly Way): Status changed from Issued to Finaled
Record RES-2619634 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (1009 Foxhall Way): Status changed from Issued to Finaled
Record RES-2615860 · 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 →Issued after 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
In "Entitled" for 6.5 yr (since May 14, 2020), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 7.5 yr (since May 28, 2019), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 7.3 yr (since Jul 12, 2019), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 3.5 yr (since Apr 27, 2023), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
High-impact scale ($1,061,129 declared valuation across 7 permits).
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 |
|---|---|---|---|---|
| R Box Plumbing | Roof replacement | 1 on parcel1 in ½ mi | $7,915 | 0 vs 0 prior |
| Jad Constructon Recent nearby: 6216 Riverside Blvd (Aug 28, 2017) | Addition (adds square footage) | 30 in ½ mi | $444,380 | 14 vs 0 prior |
| Custom Design Kitchen And Bath Recent nearby: 6222 Riverside Blvd (Nov 22, 2022) | Commercial tenant improvement |
| 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 95831
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 ($7,250/yr) + local voter-approved bond debt ($1,015/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.
−$31,003/yr
Cash needed: $159,500
NOI: $12,989/yr
P&I: $3,666/mo
For $0/mo net cash flow
At $2,550/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 | $2,346/mo | −$2,877/mo | -21.6% | $6,361/mo | −$2,847/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,550/mo | −$2,584/mo | -19.4% | $5,888/mo | −$2,410/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,703/mo | −$2,415/mo | -18.2% | $5,751/mo | −$2,077/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 ↗
6140 Gloria Dr - Gas Line Replacement (Units 13-16)
Units 13-16: Replacing 4 Dedicated 3/4" Gas Lines from Meter to Existing HVAC Units on Roof with a Max Run of 92'.
Riverwalk Townhomes Gas Line Repair
Replace 160ft of existing gas line.
install motorized gates and fence
install 6' tall steel fencing on property and two motorized electronic gates at existing housing community.
Gas Line Replacement (Bldg 1 - Unit 3)
(Bldg 1 - Unit 3) Gas line replacement ( 30 feet +/- ) from meter to the roof top HVAC unit. Carbon monoxide & Smoke alarms required. Reference 2013 CRC sections R315 & R314
HVAC-UNIT 6
HSG 16-000644-(UNIT 6)REMOVE AND REPLACE ROOFTOP HVAC UNIT.HVAC change out. The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%. CF-1R-ALT-HVAC on file: 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
1.55 acres
Assessor's classification for assessment purposes. This is not zoning.
6140 GLORIA DR; 6140 GLORIA DR # 10 # 10; 6140 GLORIA DR # 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 029-0200-006-0000. 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.
| $975,000 |
| 0 vs 3 prior |
| Premier Pools Recent nearby: 97 Starlit Cir (Mar 2, 2022) | Pool / spa | 11 in ½ mi | $774,280 | 0 vs 0 prior |
| Ak Developers Recent nearby: 42 Rio Viale Ct (Jan 10, 2017) | New single-family home | 10 in ½ mi | $2,262,280 | 0 vs 1 prior |
| Premier Pools Sacramento Recent nearby: 6140 Holstein Way (Jun 16, 2026) | Pool / spa | 9 in ½ mi | $529,855 | 102 vs 121 prior−16% |
| D And J Kitchens And Baths Recent nearby: 1213 42nd Ave (Feb 4, 2026) | Remodel / interior alteration | 6 in ½ mi | $448,000 | 29 vs 34 prior−15% |
| Bobby Jovanov Construction Recent nearby: 935 Johnfer Way 206 (Dec 5, 2018) | Commercial tenant improvement | 6 in ½ mi | $56,500 | 0 vs 0 prior |
| West Coast Construction Pro Merged: WEST COAST CONSTRUCTION PRO · WEST COAST CONSTRUCTION PRO INC Recent nearby: 72 Rio Viale Ct (Mar 28, 2017) | New single-family home | 4 in ½ mi | $913,628 | 0 vs 1 prior |
| Twb Renovations Recent nearby: 935 Johnfer Way (Sep 17, 2026) | Remodel / interior alteration | 4 in ½ mi | $218,827 | 8 vs 1 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 improvement | 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.