Sacramento 95822 · Freeport Manor · APN 035-0092-016-0000 · City of Sacramento
Zoned C-2-R-EA-4 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $492,000 ($433,000–$551,000).
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Aug 9, 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)
Commercial tenant improvement (COM-2217047): Issued after 12 mo (5.7× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
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.
$492,000
Benchmark range: $433,000 – $551,000
Closest lead: Belleau Wood Apartments (0.35 mi S, 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)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$505/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, 2 permitted, 23 proposed or in review.
7 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.
271 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-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 5.8 yr (since Feb 9, 2021), with no new permit record in 5.8 yr. · 1 unit
Permit issued and active for 2.1 yr (first record Oct 22, 2024), with no completion or new permit record in 19 mo. · 1 unit · $75,000 declared valuation
In "In review" for 3.3 yr (since Aug 4, 2023), with no new permit record in 15 mo. · 23 units · $3,032,848 declared valuation
Nearby electrical / panel (6621 S Land Park Dr): First appeared in published agency feed
Record RES-2622972 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (1371 Munger Way): Status changed from Issued to Finaled
Record RES-2612467 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (1301 47th Ave): First appeared in published agency feed
Record RES-2622290 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (1311 47th Ave): Status changed from Issued to Withdrawn
Record RES-2610282 · 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
Nearby other (1320 Munger Way): Status changed from Issued to Finaled
Record RES-2620010 · 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 roof replacement (6120 13th St): First appeared in published agency feed
Record RES-2623884 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (6443 Chetwood Way): First appeared in published agency feed
Record RES-2622219 · 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 other (6240 Freeport Blvd): First appeared in published agency feed
Record COM-2622333 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (6107 Mclaren Ave): First appeared in published agency feed
Record RES-2621648 · 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 3.3 yr (since Aug 4, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (23 housing units, $3,032,848 declared valuation across 3 permits).
Issued after 12 mo (5.7× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Issued after 8 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Issued after 14 mo (6.5× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Pending in review for 8.1 yr (71.9× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
In "Entitled" for 5.8 yr (since Feb 9, 2021), 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 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 |
|---|---|---|---|---|
| Headwaters Construction | Commercial tenant improvement | 1 on parcel2 in ½ mi | $337,130 | 0 vs 0 prior |
| Saunders Construction | Commercial tenant improvement | 1 on parcel1 in ½ mi | $15,275 | 1 vs 1 prior |
| Premier Pools Sacramento Recent nearby: 6140 Holstein Way (Jun 16, 2026) | Pool / spa | 7 in ½ mi | $535,494 |
| 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 ($4,900/yr) + local voter-approved bond debt ($686/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.
−$18,244/yr
Cash needed: $107,800
NOI: $11,489/yr
P&I: $2,478/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 | −$1,762/mo | -19.6% | $4,391/mo | −$1,732/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | −$1,520/mo | -16.9% | $4,064/mo | −$1,372/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 | −$1,382/mo | -15.4% | $3,970/mo | −$1,098/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 ↗
CANNABIS Commercial Remodel
EPC - CANNABIS Cut opening in existing CMU wall & build new secured storage room & dry room. Expanding existing 2579 SQ FT Suite by 1147 SQ FT for total of 3276 SQ FT.
REVISION TO COM-1812938
EPC - REVISION TO COM-1812938: Eliminate emergency shower and replace with wall mounted eyewash station. Eliminate 1 1/4 inch overhead feed. Plumbing bathroom with 3/4 inch existing underground water supply.
Cannabis Non Storefront Delivery
EPC - Tenant Improvement for Cannabis Non-Storefront Delivery Install bike racks install new entry door, demolition of non load bearing partitions, new partitions enlarge existing restrooms for accessibility, relocate lights as needed. - PLNG-INSP
REVISION TO COM-1812938
REVISION TO COM-1812938 to eliminate need for main power upgrade to site. Lighting for cultivation was reduced so existing power would be adequate
SERVICE UPGRADE-CANNABIS ENSO FARM CULTIVATION
SHARED PLANS WITH COM-1812938- Electrical Service Upgrade 2000 amp service.
CANNABIS ENSO FARM CULTIVATION
(SHARED PLANS WITH COM-1823378)UNABLE TO DETERMINE PREVIOUS OCCUPANCY -- PREIOVIUS REMODEL WORK DONE WITHOUT THE BENEFIT OF PERMITS OR PREVIOUS APPROVALS convert 2800 sq ft to marijuana cultivation to include new partitions, ADA bathrooms, electrical, mechanical, plumbing and finishes. NO CO2 PROPOSED - PLNG-INSP (see revision COM-2002380 to eliminate need for main power upgrade to site. Lighting for cultivation was reduced so existing power would be adequate - 2/11/20 - NCB) SEE REVISION COM-2016731: Eliminate emergency shower and replace with wall mounted eyewash station. Eliminate 1 1/4 inch overhead feed. Plumbing bathroom with 3/4 inch existing underground water supply.
EPC Submittal - Remodel and Change of Use of Commercial Building - NON-VOLATILE CANNABIS MANUFACTURING SCOPE OF WORK: 1. NO NEW INTERIOR AND EXTERIOR CONSTRUCTION WORK 2. (E) NON-LOAD BEARING PARTITION WALL TO REMAIN 3. (E) INTERIOR WALLS TO REMAIN (NO ADDITION) 4. (E) SMOOTH CONCRETE FLOORING TO REMAIN 5. (E) ELECTRICAL TO REMAIN 6. (E) PLUMBING TO REMAIN 7. (E) RESTROOM FOR UPGRADE FOR ADA COMPLIANCE 8. EXTERIOR FACADE TO REMAIN, NO CHANGES 9. (E) SITE PLAN TO REMAIN 10. PERIMETER FENCE TO REMAIN
BLDG 6388 AND BLDG 6394****BACK FLOW PREVENTER
BLDG 6388 AND BLDG 6394****INSTALL (2) BACK FLOW PREVENTER. ONE PER BUILDING. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314 Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).”
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
0.92 acres
Assessor's classification for assessment purposes. This is not zoning.
6382 FREEPORT BLVD; 6384 FREEPORT BLVD; 6386 FREEPORT BLVD
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 035-0092-016-0000. 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.
| 102 vs 121 prior−16% |
| D And J Kitchens And Baths Recent nearby: 6621 Longridge Way (Jul 24, 2025) | Remodel / interior alteration | 5 in ½ mi | $260,000 | 29 vs 34 prior−15% |
| Yancey Recent nearby: 6478 Oakridge Way (Jul 24, 2025) | Remodel / interior alteration | 5 in ½ mi | $200,460 | 38 vs 46 prior−17% |
| Dave Gross Enterprises Recent nearby: 1371 Munger Way (Jan 8, 2026) | Pool / spa | 4 in ½ mi | $53,457 | 13 vs 37 prior−65% |
| Gvd Renovations Recent nearby: 1405 43rd Ave (Feb 18, 2025) | Remodel / interior alteration | 3 in ½ mi | $168,687 | 19 vs 25 prior−24% |
| Premier Pools Recent nearby: 6450 13th St (Nov 17, 2021) | Pool / spa | 3 in ½ mi | $165,484 | 0 vs 0 prior |
| California Dream Construction Recent nearby: 1256 47th Ave (Dec 5, 2016) | Remodel / interior alteration | 3 in ½ mi | $12,000 | 4 vs 24 prior−83% |
| Park Somers Construction Recent nearby: 6400 Freeport Blvd (Jan 4, 2021) | Commercial tenant improvement | 2 in ½ mi | $463,450 | 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 alterationOn this parcel | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| General repairOn this parcel | 1,579 | 1d | 14d | 29d | 65d | 20d(vs 8d 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.