Sacramento 95831 · Pocket · APN 031-0054-012-0000 · City of Sacramento
Zoned OB-EA-3-PUD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $705,000 ($620,000–$790,000).
Zone OB-EA-3-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
On-parcel permit history is indexed through Mar 21, 2017, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
318 substantial renovation & housing permits over 24 months (35.6 per 1,000 parcels vs. 30.4 citywide baseline) (#19 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Pocket)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$705,000
Benchmark range: $620,000 – $790,000
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)
Closest lead: ACC Assisted Living Facility at Maple Tree (0.49 mi S, fee estimate). 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 (~$707/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: 2 homes completed, 2 permitted; 1 demolition; 2 commercial or mixed-use projects.
6 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.
396 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.
No ADU or new-home permits recorded within ¼ mile in this window.
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 OB as mixed use, 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 10.4 yr (since Jun 8, 2016), with no new permit record in 8.4 yr. · $12,000,000 declared valuation
In "Entitled" for 5.4 yr (since Jun 3, 2021), with no new permit record in 5.4 yr. · 1 unit
Nearby roof replacement (87 Rambleoak Cir): First appeared in published agency feed
Record RES-2621938 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (7458 Greenhaven Dr 239): Status changed from Issued to Finaled
Record COM-2621275 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (1320 Valley Brook Ave): Status changed from Plan Check Target to Issued
Record RES-2621439 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (1320 Valley Brook Ave): Issued date changed from (blank) to 2026-10-01
Record RES-2621439 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (7525 Myrtle Vista Ave): Status changed from Ready-to-Issue to Finaled
Record RES-2621362 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (7525 Myrtle Vista Ave): Issued date changed from (blank) to 2026-09-28
Record RES-2621362 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (1160 Alder Tree Way): Status changed from Applied to Process Wait
Record COM-2618939 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (7547 Greenhaven Dr): Status changed from Applied to Process Wait
Record COM-2618932 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (7971 Rush River Dr): First appeared in published agency feed
Record COM-2623012 · 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 (7378 Alma Vista Way): Status changed from Issued to Finaled
Record RES-2607602 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (7569 Greenhaven Dr): Status changed from Applied to Process Wait
Record COM-2618950 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (75 Rambleoak Cir): Status changed from Plan Check Target to Ready-to-Issue
Record RES-2620686 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (75 Rambleoak Cir): Description text was updated
Record RES-2620686 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (1065 L Aloutte Way): First appeared in published agency feed
Record RES-2621496 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (7557 Greenhaven Dr): Status changed from Applied to Process Wait
Record COM-2618953 · 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 "Fee estimate" for 10.4 yr (since Jun 8, 2016), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). High-impact scale ($12,000,000 declared valuation across 17 permits).
In "Entitled" for 5.4 yr (since Jun 3, 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 ($20,092,704 declared valuation across 2 permits).
High-impact scale ($2,000,000 declared valuation across 6 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 8,924 parcels
−7.3% YoY
City baseline: 30.4 / 1k
318 in trailing 24m
Includes 7 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Hilbers | Commercial tenant improvement | 2 on parcel2 in ½ mi | $78,150 | 1 vs 7 prior |
| John Burger Heating And Air Conditioning | HVAC / heat pump | 1 on parcel1 in ½ mi | $6,700 | 0 vs 0 prior |
| Kaler General Contractors Recent nearby: 7454 Greenhaven Dr 213 (Dec 28, 2022) | Remodel / interior alteration | 40 in ½ mi |
| 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 ($7,050/yr) + local voter-approved bond debt ($987/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.
−$29,561/yr
Cash needed: $155,100
NOI: $13,217/yr
P&I: $3,565/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 | −$2,756/mo | -21.3% | $6,194/mo | −$2,726/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,550/mo | −$2,463/mo | -19.1% | $5,733/mo | −$2,288/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 | −$2,295/mo | -17.8% | $5,600/mo | −$1,955/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 ↗
HILBERS PROPERTIES HVAC c/o
HVAC c/o like for like rooftop
OTC SUITE 230 TI
EXPEDITED - OTC SUITE 230 TI : TENANT IMPROVEMENT OFFICE SPACE TO INCLUDE LS, ELEC, PLUMBING, MECH AND FIRE.
Suite 210 Remodel
EXPEDITED - Interior office remodel including conference room, coffee bar with built in accessible counter with sink. All new interior finishes.
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
1.05 acres
Assessor's classification for assessment purposes. This is not zoning.
1100 CORPORATE WAY; 1100 CORPORATE WAY # 100 # 100; 1100 CORPORATE WAY # 110 # 110
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 031-0054-012-0000. 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.
| $990,000 |
| 2 vs 19 prior−89% |
| Sequoia Construction Services Recent nearby: 7541 Greenhaven Dr (Oct 13, 2026) | Commercial tenant improvement | 27 in ½ mi | $4,900,000 | 27 vs 0 prior |
| Kitchen Mart Recent nearby: 18 Terra Alta Ct (Feb 27, 2025) | Remodel / interior alteration | 10 in ½ mi | $332,047 | 62 vs 72 prior−14% |
| Premier Pools Recent nearby: 20 Fallwind Cir (Jul 16, 2021) | Pool / spa | 7 in ½ mi | $412,556 | 0 vs 0 prior |
| Jad Constructon Recent nearby: 109 Fountain Oaks Cir 64 (Apr 25, 2025) | Demolition | 7 in ½ mi | $87,350 | 14 vs 0 prior |
| PBC Enterprises Recent nearby: 1227 Gilcrest Ave (May 23, 2023) | Addition (adds square footage) | 5 in ½ mi | $133,552 | 16 vs 21 prior−24% |
| Creative Patio Works Recent nearby: 7542 Myrtle Vista Ave (Sep 12, 2022) | Addition (adds square footage) | 5 in ½ mi | $47,081 | 2 vs 6 prior |
| West Fork Construction Recent nearby: 7405 Greenhaven Dr (Mar 13, 2019) | Commercial tenant improvement | 4 in ½ mi | $7,759,228 | 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) |
| HVAC / heat pumpOn this parcel | 19,324 | 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.