Sacramento 95822 · Freeport Manor · APN 035-0074-002-0000 · City of Sacramento
Zoned C-2-EA-4 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $468,000 ($412,000–$524,000).
Public building records show issued construction/renovation work on this parcel (9 total permits, latest Jan 4, 2023).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
Addition (adds square footage) (COM-2212451): Issued after 3 mo (2.2× the 42d median) — above the 75th percentile for addition (adds square footage) permits in City of Sacramento (median 42d, 75th pct 83d, n=1,948).
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.
$468,000
Benchmark range: $412,000 – $524,000
Closest lead: Lanai Garden Apartments (0.37 mi N, 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 (~$482/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: 4 homes completed, 3 permitted, 1 proposed or in review.
9 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.
281 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 C-2 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 7.7 yr (since Mar 6, 2019), with no new permit record in 7.7 yr. · 22 units
Nearby plan revision / deferred submittal (1920 34th Ave): Status changed from Plan Check Wait to Plan Check Target
Record COM-2620129 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (1330 42nd Ave): Parcel number changed from 02404210080000 to 02404220040000
Record RES-2606305 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (1330 42nd Ave): Address changed from 1331 42ND AVE to 1330 42ND AVE
Record RES-2606305 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2512365 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2620860 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (5860 Annrud Way): First appeared in published agency feed
Record RES-2623633 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (5708 Monterey Way): Status changed from Issued to Finaled
Record RES-2619382 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (5770 Freeport Blvd): Status changed from Plan Check Target to Issued
Record COM-2613470 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (5770 Freeport Blvd): Issued date changed from (blank) to 2026-10-08
Record COM-2613470 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (5770 Freeport Blvd): Description text was updated
Record COM-2613470 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (1473 Kitchner Rd): Status changed from Plan Check Target to Issued
Record RES-2620680 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (1473 Kitchner Rd): Issued date changed from (blank) to 2026-10-08
Record RES-2620680 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (1473 Kitchner Rd): Description text was updated
Record RES-2620680 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (6033 Annrud Way): Status changed from Issued to Finaled
Record RES-2613794 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (1461 London St): Status changed from Issued to Finaled
Record RES-2617070 · 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 "Entitled" for 7.7 yr (since Mar 6, 2019), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (22 housing units across 0 permits).
Active in "Issued" for 17 mo (first record Jun 13, 2025) with no new permit activity recorded in 15 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
Issued after 3 mo (2.2× the 42d median) — above the 75th percentile for addition (adds square footage) permits in City of Sacramento (median 42d, 75th pct 83d, n=1,948).
Issued after 4 mo (2.1× the 63d median) — above the 75th percentile for commercial tenant improvement permits in City of Sacramento (median 63d, 75th pct 119d, n=2,366).
Active in "Issued" for 22 mo (first record Jan 13, 2025) with no new permit activity recorded in 20 mo.
current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 554 parcels
−37.5% YoY
City baseline: 30.4 / 1k
13 in trailing 24m
Includes 6 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Danami Construction | Addition (adds square footage) | 1 on parcel1 in ½ mi | $31,700 | 2 vs 8 prior−75% |
| Jeremy Timberger Construction | Commercial tenant improvement | 1 on parcel1 in ½ mi | $7,500 | 0 vs 0 prior |
| Sierra Pacific Home And Comfort Recent nearby: 1455 Hopkins St (Apr 3, 2025) | Remodel / interior alteration |
| 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 95822
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 ($4,700/yr) + local voter-approved bond debt ($658/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.
−$16,802/yr
Cash needed: $103,400
NOI: $11,717/yr
P&I: $2,377/mo
For $0/mo net cash flow
At $2,100/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 | $1,932/mo | −$1,641/mo | -19.1% | $4,223/mo | −$1,610/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | −$1,400/mo | -16.2% | $3,909/mo | −$1,250/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,226/mo | −$1,262/mo | -14.6% | $3,818/mo | −$976/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
EPC - revision COM-2212451 NEW BLDG. AWNING W/ A PRE-MANUF SCREW ON UNIT, REVISE PAINT SCHEDLUE. CHANGES: Sht. A0.1 - indicated sheet A3.2 omitted w/ revision; Sht. A3.1 - revised elevations & detail, paint schedule; Sht. A3.2 - omitted w/ revision; Sht.S1.0 - omitted details indicated w/ revision.
cannabis remodel delivery #120
EPC - Cannabis delivery - Convert suite 120; (650 sq ft) from warehouse to cannabis deliver, and add 65 sq ft roof cover. Remodel to include: adding new secured lobby, removing existing wall to install new roll up door and man-door, add ceiling light to match the existing LED fixtures. Site work to include: remove existing security fence and install new manual rolling gate, man gate, modify planting and irrigation street planter, add asphalt paving - PLNG-INSP revision COM-2300146 NEW BLDG. AWNING W/ A PRE-MANUF SCREW ON UNIT, REVISE PAINT SCHEDLUE. CHANGES: Sht. A0.1 - indicated sheet A3.2 omitted w/ revision; Sht. A3.1 - revised elevations & detail, paint schedule; Sht. A3.2 - omitted w/ revision; Sht.S1.0 - omitted details indicated w/ revision.
REVISION TO COM-2101707
EPC - REVISION TO COM-2101707: Remove Suite 130 from previous permit COM-2101707 per owner/tenant agreement. Suite 130 permitted under separate permit (see COM-2104875)
REVISION TO COM-2104875
EPC - REVISION TO COM-2104875 (DELTA #1 Revisions): Work consists of adding Two (2) new non bearing non-fire rated partition walls to enclose lobby and removing an existing door, to infilled with framing similar to adjacent wall. Addition of Exit sign with power above the door for the lobby on the inside of the unit
revision
EPC - revision to COM-2101707 to mechanical and electrical
SUITE 130-CANNABIS DELIVERY
EPC - SUITE 130-CANNABIS DELIVERY- Work consists of adding Two (2) new non bearing partition walls to enclose lobby and removing an existing door, to be infilled with framing similar to adjacent wall. - PLNG-INSP*******SEE REVISION COM-2118309 (DELTA #1 Revisions): Work consists of adding Two (2) new non bearing non-fire rated partition walls to enclose lobby and removing an existing door, to infilled with framing similar to adjacent wall. Addition of Exit sign with power above the door for the lobby on the inside of the unit***
cannabis distribution
EPC - Cannabis distribution -- convert warehouse suites 130, 140 and 150 (3335 sq ft) into cannabis distribution use. Remodel to include mechanical, electrical, plumbing , reconfigure interior layout, & new accessible restroom. Suites 110 and 120 to remain as non cannabis related commercial use. - PLNG-INSP revision COM-2117653 to mechanical and elctrical pages SEE REVISION COM-2124312: Remove Suite 130 from previous permit COM-2101707 per owner/tenant agreement. Suite 130 permitted under separate permit (see COM-2104875)
Revision to COM-1823480
Revise plans to show new cut-in door
5,419 SF Single Tenant building to be remodeled into (3) Seperate Business Suites
EXPEDITED - 5,419 SF Single Tenant building to be remodeled into (3) Seperate Mercantile / Business Suites. (3) New demising walls, (2) New HVAC units, (3) new ADA compliant Bathrooms, Interior partition walls, new addressing ( submitted ADR Req) Suite 100: 403 SF Sales, 81 SF Office & 45 SF Restroom; Suite 200: 568 SF Sales, 162 SF Office & 45 SF Restroom; Suite 300 914 SF Sales, 329 SF office, 2367 SF Warehouse, (2) Restrooms 67 SF & 57 SF Storage room.
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
0.41 acres
Assessor's classification for assessment purposes. This is not zoning.
6020 FREEPORT BLVD; 6020 FREEPORT BLVD STE 110 STE 110; 6020 FREEPORT BLVD STE 120 STE 120
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 035-0074-002-0000. 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.
| 5 in ½ mi |
| $86,553 |
| 5 vs 32 prior−84% |
| Sac Pool Pros Service Recent nearby: 19 Park Brook Ct (May 15, 2024) | Pool / spa | 4 in ½ mi | $264,000 | 13 vs 30 prior−57% |
| Gvd Renovations Recent nearby: 1405 43rd Ave (Feb 18, 2025) | Remodel / interior alteration | 3 in ½ mi | $173,090 | 19 vs 25 prior−24% |
| Kitchen Mart Recent nearby: 1280 40th Ave (Sep 21, 2022) | Remodel / interior alteration | 3 in ½ mi | $134,118 | 62 vs 72 prior−14% |
| Gw Demolition Recent nearby: 5713 Freeport Blvd (Apr 7, 2023) | Demolition | 3 in ½ mi | $48,800 | 10 vs 17 prior−41% |
| West Coast Awnings Services Recent nearby: 1511 Akron Way (May 23, 2023) | Addition (adds square footage) | 3 in ½ mi | $35,186 | 8 vs 17 prior−53% |
| Americas Vinyl Exteriors Recent nearby: 1508 Claudia Dr (Oct 15, 2020) | Remodel / interior alteration | 3 in ½ mi | $29,493 | 26 vs 33 prior−21% |
| Aaa Construction Services Recent nearby: 1601 Akron Way (Jan 19, 2021) | Addition (adds square footage) | 3 in ½ mi | $18,582 | 0 vs 0 prior |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage)On this parcel | 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) |
| Plan revision / deferred submittalOn this parcel | 69 | 26d | 41d | 93d | 190d | 35d(vs 46d 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.