Sacramento 95831 · Pocket · APN 031-0400-006-0000 · City of Sacramento
Zoned R-2B-R in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $632,000 ($556,000–$708,000).
Zone R-2B-R 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 Dec 14, 2021, 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.
$632,000
Benchmark range: $556,000 – $708,000
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)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$638/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: 1 proposed or in review.
1 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.
569 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 R-2B 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.
Nearby remodel / interior alteration (530 Shaw River Way): First appeared in published agency feed
Record RES-2622034 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (415 Sailwind Way): First appeared in published agency feed
Record RES-2622181 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (54 Sage River Cir): First appeared in published agency feed
Record RES-2622226 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (34 Pebble River Cir): Status changed from Issued to Finaled
Record RES-2615929 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (6929 Sailboat Way): First appeared in published agency feed
Record RES-2622610 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (7302 River Place Way): First appeared in published agency feed
Record RES-2622010 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (443 Pimentel Way): Status changed from Issued to Finaled
Record RES-2615405 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (18 Cool River Ct): First appeared in published agency feed
Record RES-2623810 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (7327 Marani Way): First appeared in published agency feed
Record RES-2622592 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (46 Windubey Cir): First appeared in published agency feed
Record RES-2623034 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (14 Downriver Ct): Status changed from Issued to Finaled
Record RES-2621394 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (26 Park Place Ct): First appeared in published agency feed
Record RES-2622878 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (27 Sage River Cir): First appeared in published agency feed
Record RES-2622096 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (624 Valim Way): Status changed from Issued to Expired Permit
Record RES-2521108 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (6865 Waterview Way): Status changed from Issued to Finaled
Record RES-2617968 · 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 →No active projects on this parcel or within ½ mile currently exceed empirical 75th-percentile review-time thresholds or high-scale alerts.
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 |
|---|---|---|---|---|
| California Window And Exteriors | Windows / doors / siding | 10 on parcel10 in ½ mi | $219,238 | 0 vs 0 prior |
| Aloha And Litell | Windows / doors / siding | 8 on parcel8 in ½ mi | $48,600 | 0 vs 0 prior |
| Phe | Remodel / interior alteration | 1 on parcel5 in ½ mi | $26,440 | 1 |
| 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 ($6,300/yr) + local voter-approved bond debt ($882/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.
−$24,155/yr
Cash needed: $138,600
NOI: $14,072/yr
P&I: $3,186/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 | −$2,306/mo | -20.0% | $5,565/mo | −$2,269/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,550/mo | −$2,013/mo | -17.4% | $5,151/mo | −$1,832/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 | −$1,845/mo | -16.0% | $5,031/mo | −$1,499/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 ↗
WINDOWS- Building I
Building I - C/O 47 windows like for like, retrofit. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
WINDOWS- Building G
Building G - C/O 44 windows like for like, retrofit. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
WINDOWS- Building E
Building E - C/O 45 windows like for like, retrofit. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
WINDOWS- Building C
Building C - C/O 28 windows like for like, retrofit. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
WINDOWS- Building B
Building B - C/O 47 windows like for like, retrofit. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
WINDOWS- Building F
Building F - c/o 48 windows like for like . Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
WINDOWS- OFFICE
OFFICE - c/o 9 windows and 2 doors like for like . Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
WINDOWS- BUILDING D
Building D - c/o 43 windows like for like . Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
UNIT # 117 -HVAC C/O- Split System
R/R -HVAC SPLIT SYSTEM change out and will be replaced with a new 2 ton unit / Air Handler and Heat Pump; 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.
WINDOWS-BUILDING J
BUILDING J-C/O 47 ALUMINUM WINDOWS, TO INSTALL 47 VINYL WINDOWS AS RETROFIT. NO CHANGE TO SIZE , STYLE , OR LOCATION.
WINDOWS-Building H
Building H-Install 48 retrofit windows Aluminum to vinyl. No change to size or style or location .
EV Charger (PHE)
EPC - Review 5-5-5. New dual EV charger mounted on a single pedestal with a new underground feeder from existing house panel to charging pedestal. (1) BTC power dual port 30A level 2 commercial charging station pedastal; (2) Envoy parkign only signs.
APARTMENT 101: HVAC REPLACEMENT OF SPLIT SYSTEM (AIR HANDLER IN CLOSET)
APARTMENT 101: HVAC REPLACEMENT OF ELECTRIC FED SPLIT SYSTEM (AIR HANDLER IN CLOSET) SEER 14 Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
UNIT 256 REPLACE SPLIT SYSTEM WITH AIR HANDLER IN CLOSET AND CONDENSER OUTSIDE
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
6.50 acres
Assessor's classification for assessment purposes. This is not zoning.
501 RIVERGATE WAY; 501 RIVERGATE WAY # 101 # 101; 501 RIVERGATE WAY # 102 # 102
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 031-0400-006-0000. 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.
| Heim Property Maintenance | HVAC / heat pump | 2 on parcel2 in ½ mi | $9,600 | 0 vs 0 prior |
| Pacific Cities Management | HVAC / heat pump | 1 on parcel1 in ½ mi | $5,000 | 0 vs 0 prior |
| Kitchen Mart Recent nearby: 59 Hidden Lake Cir (Mar 28, 2024) | Remodel / interior alteration | 23 in ½ mi | $1,080,119 | 62 vs 72 prior−14% |
| Connected Technology Recent nearby: 19 Pebble River Cir (Feb 2, 2026) | Remodel / interior alteration | 12 in ½ mi | $27,075 | 117 vs 248 prior−53% |
| D And J Kitchens And Baths Recent nearby: 5 Clear River Ct (Apr 20, 2026) | Remodel / interior alteration | 11 in ½ mi | $487,430 | 29 vs 34 prior−15% |
| Yancey Recent nearby: 46 Yuba River Cir (Dec 5, 2025) | Remodel / interior alteration | 9 in ½ mi | $305,507 | 38 vs 46 prior−17% |
| Precision General Commercial Contractors Recent nearby: 7201 Gloria Dr (May 6, 2022) | Commercial tenant improvement | 8 in ½ mi | $4,300,000 | 0 vs 16 prior−100% |
| 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 improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| EV chargerOn this parcel | 225 | 17d | 40d | 91d | 190d | 40d(vs 45d 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.
UNIT 256 REPLACE SPLIT SYSTEM WITH AIR HANDLER IN CLOSET AND CONDENSER OUTSIDE HSPF 8.0 SEER 14
reroof 501 Rivergate Way unit H
Tear Off - Yes, Resheet - No, 1 layer(s), 65 squares of 30yr Laminated Dimensional Composition. In-progress inspection required if 10 squares or greater.
reroof 501 Rivergate Way unit F
Permit for completed work from 2013. No permit on file. Customer request for inspection. All work already completed, description of work done as follows. (Tear Off - Yes, Resheet - No, 1 layer(s), 65 squares of 30yr Laminated Dimensional Composition. In-progress inspection required if 10 squares or greater).
BLDG F***C/O Windows
BLDG F***C/O 6 Windows like for like. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
BLDG F***C/O Windows
BLDG F***C/O 6 Windows like for like. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
BLDG G***C/O Windows
BLDG G***C/O 3 Windows like for like. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
BLDG E***C/O Windows
BLDG E***C/O 3 Windows like for like. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
BLDG C***C/O Windows
BLDG C***C/O 6 Windows like for like. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
BLDG H***C/O Windows
BLDG H***C/O 7 Windows like for like. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314