Sacramento 95822 · Freeport Manor · APN 035-0102-014-0000 · City of Sacramento
Zoned C-2-R-EA-4 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $472,000 ($415,000–$529,000).
Public building records show issued construction/renovation work on this parcel (24 total permits, latest Dec 30, 2025).
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)
Remodel / interior alteration (COM-2322822): Issued after 4 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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$472,000
Benchmark range: $415,000 – $529,000
Closest lead: Belleau Wood Apartments (0.29 mi SW, 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 (~$486/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.
262 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
In "Entitled" for 5.4 yr (since Jun 14, 2021), with no new permit record in 5.4 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 addition (adds square footage) (6601 S Land Park Dr): First appeared in published agency feed
Record RES-2623572 · 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 pool / spa (6556 Fordham Way): Status changed from Issued to Finaled
Record RES-2609175 · 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 addition (adds square footage) (6460 Oakridge Way): First appeared in published agency feed
Record RES-2622712 · 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 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
Nearby electrical / panel (6201 14th St): Status changed from Issued to Finaled
Record RES-2617493 · 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 4 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Issued after 9 mo (4.5× 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 9 mo (4.5× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
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).
In "Entitled" for 5.4 yr (since Jun 14, 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 |
|---|---|---|---|---|
| Park Somers Construction | Commercial tenant improvement | 2 on parcel2 in ½ mi | $463,450 | 0 vs 0 prior |
| S And S Construction | Electrical / panel | 2 on parcel2 in ½ mi | $40,000 | 0 vs 3 prior |
| Jd Rodli Construction | Remodel / interior alteration | 2 on parcel2 in ½ mi | $8,000 |
| 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 ↗
8ft Wrought Iron Fence & Gates
EPC - Legalize replacement of existing wrought iron fence around the property line to match permitted 8' vehicular gate to include 2 pedestrian gates for Cannabis Cultivation Facility
Screening For HVAC and Gate
Screening for HVAC and Gate, per Brad Marchetti. - PLNG-INSP
6400 Freeport gate and RTU screening
Replace existing chain link gate for steel bar gate. Install RTU screening around rooftop A/C units
REVISION
EPC - revision to COM-2425047 as-built plans to show accurate layout of fire alarm devices.
New Fire Alarm
EPC - INSTALL A MANUAL FIRE ALARM SYSTEM FOR THE LOCATION AS PER SAC CITY FIRE. PLEASE ADDRESS LOCATION TO INSPECTOR ELIZABETH BATOON
REVISION TO COM-2121510
EPC - REVISION TO COM-2121510 - rename manufacture room as processing room
REVISION TO COM-2121511
EPC - REVISION TO COM-2121511 - Voltage change of equipment (PLANS ORIGINALLY REVIEWED & APPROVED UNDER COM-2005098)
REVISION TO COM-2121510
EPC - REVISION TO COM-2121510 - revised electrical, panels and circuits, voltage changes of equipment
REVISION TO COM-2121511
EPC - REVISION TO COM-2121511 (SHARED PLANS) - Mechanical revision, see attached letter. (PLANS ORIGINALLY REVIEWED & APPROVED UNDER COM-2005098)
Service Upgrade, 2,000A
EPC - 2000 Amp Service Upgrade
6400 FREEPORT BLVD - New Fire Sprinkler system w/U.G. work
EPC - Installation of New Fire Sprinkler System from point of connection located in the alley to the building. All underground and installation of the above ground system as shown on plans.
electrical upgrade
Addition of 480 V / 2000 AMP Upgrade Switch Service
EPC- FIRE EQUIPMENT REPLACEMENT
EPC - REPLACED FIRE ALARM PANEL , REPLACEING OLD SMOKES ( TO OLD , OVER 10 YEARS OLD ) WITH NEW ONES AND HEATS , ADDING CELL RADIO
6400 Freeport Blvd New Fire Sprinkler System
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
0.68 acres
Assessor's classification for assessment purposes. This is not zoning.
6400 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 035-0102-014-0000. 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.
| As Fire Protection | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $53,000 | 0 vs 0 prior |
| Champion Fire Protection | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $15,000 | 0 vs 0 prior |
| Bay Alarm | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $14,800 | 0 vs 0 prior |
| Baker Burglar And Fire | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $8,500 | 0 vs 0 prior |
| Premier Pools Sacramento Recent nearby: 1360 Cornell Way (Oct 2, 2024) | Pool / spa | 6 in ½ mi | $396,738 | 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% |
| 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) |
| 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.
EPC - Provide new fire sprinkler system and underground
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 61 squares of Torch Down Roofing. CRRC: 0616-0011
REVISION
EPC - Revisions to shared plans COM-2121510 & COM-2121511 (APPROVED PLANS UNDER COM-2005098) a) Changing design professional a) PLYWOOD SECURITY COVERINGS AT INTERIOR OF EXISTING WINDOWS b) BLOCKING OF SOME EXISTING EXTERIOR DOORS. NOT REQUIRED EXITS. c) INSTALLATION OF INSULATED PANELS AT CULTIVATION ROOMS d) ENLARGEMENT OF DRYING ROOM e) REVISIONS TO STAFF BREAK ROOM & TOILET. ADDED WASHER / DRYER & SHOWER. f) FLOOR DRAINS IN CULTIVATION ROOMS (APPROVED BY PREVIOUS INSPECTOR) g) NEW OPENING BETWEEN TRIM ROOM AND BREAK ROOM. h) RE-ROOF BUILDING #1 i) ADDED (3) THREE-COMPARTMENT SINKS
Cannabis Cultivation BLDG 2- SHARED PLANS W/ COM-2121510:
EPC - SHARED PLANS W/ COM-2121510 - Remodel existing 1337SF school facility (building 2) to cannabis cultivation (MOTHER ROOM) with associated mechanical, electrical, plumbing, partitions, finishes. Facility to use CO2 system. - PLNG-INSP Shared plans reviewed under COM-2121511. (PLANS ORIGINALLY REVIEWED & APPROVED UNDER COM-2005098) REVISION COM-2223972 changing design professional a) PLYWOOD SECURITY COVERINGS AT INTERIOR OF EXISTING WINDOWS b) BLOCKING OF SOME EXISTING EXTERIOR DOORS. NOT REQUIRED EXITS. c) INSTALLATION OF INSULATED PANELS AT CULTIVATION ROOMS d) ENLARGEMENT OF DRYING ROOM e) REVISIONS TO STAFF BREAK ROOM & TOILET. ADDED WASHER / DRYER & SHOWER. f) FLOOR DRAINS IN CULTIVATION ROOMS (APPROVED BY PREVIOUS INSPECTOR) g) NEW OPENING BETWEEN TRIM ROOM AND BREAK ROOM. h) RE-ROOF BUILDING #1 i) ADDED (3) THREE-COMPARTMENT SINKS **REVISION COM-2406517 - MECHANICAL REVISIONS **REVISION COM-2407529 - ELECTRICAL REVISIONS
SHARED PLANS W/ COM-2121511: Cannabis Cultivation BLDG 1
EPC -SHARED PLANS W/ COM-2121511- Remodel existing 5793SF school facility (building 1) to cannabis cultivation with associated mechanical, electrical, plumbing, partitions, finishes. Facility to use CO2 system. - PLNG-INSP Shared plans reviewed under COM-2121510. (PLANS PREVIOUSLY APPROVED UNDER COM-2005098) REVISION COM-2223972 changing design professional a) PLYWOOD SECURITY COVERINGS AT INTERIOR OF EXISTING WINDOWS b) BLOCKING OF SOME EXISTING EXTERIOR DOORS. NOT REQUIRED EXITS. c) INSTALLATION OF INSULATED PANELS AT CULTIVATION ROOMS. d) ENLARGEMENT OF DRYING ROOM. e) REVISIONS TO STAFF BREAK ROOM & TOILET. ADDED WASHER / DRYER & SHOWER. f) FLOOR DRAINS IN CULTIVATION ROOMS (APPROVED BY PREVIOUS INSPECTOR) g) NEW OPENING BETWEEN TRIM ROOM AND BREAK ROOM. h) RE-ROOF BUILDING #1 i) ADDED (3) THREE-COMPARTMENT SINKS. **REVISION COM-2223972 – CHANGE OF DESIGN PROFESSIONAL **REVISION COM-2406517 - MECHANICAL REVISIONS **REVISION COM-2407378 - ELECTRICAL REVISIONS, revised electrical, panels and circuits, voltage changes of equipment **REVISION COM-2407529 - ELECTRICAL REVISIONS **REVISION COM-2408328 – RENAME USE OF ROOM TO REMOVE NEED FOR FIRE SPRINKLERS RELATED RECORD COM-2322822 – SERVICE UPGRADE TO 2000A
REVISION TO COM-2005098
EPC - REVISION TO COM-2005098: Revise wall layout
Cannabis Cultivation BLDG 2
EPC - SHARED PLANS W/ COM-2005098 - Remodel existing 1337SF school facility (building 2) to cannabis cultivation (MOTHER ROOM) with associated mechanical, electrical, plumbing, partitions, finishes. Facility to use CO2 system. - PLNG-INSP (PLANS PREVIOUSLY APPROVED UNDER COM-2005098)
Cannabis Cultivation BLDG 1
EPC -SHARED PLANS W/ COM-2005099 - Remodel existing 5793SF school facility (building 1) to cannabis cultivation with associated mechanical, electrical, plumbing, partitions, finishes. Facility to use CO2 system. - PLNG-INSP SEE REVISION COM-2108684: Revise wall layout **REVISION COM-2406517 - MECHANICAL REVISIONS **REVISION COM-2407529 - ELECTRICAL REVISIONS
6400 Freeport Blvd Bldg 2 - Interior Demolition
EXPEDITED - Interior demolition of Bldg #2 -1337 SF to remove non load bearing walls. Remove existing cabinetry, plumbing fixtures and t-bar ceiling.
6400 Freeport Blvd Bldg 1 - Interior Demolition
EXPEDITED - Interior demolition of Bldg #1 -6210 SF to remove non load bearing walls. Remove existing cabinetry, plumbing fixtures and t-bar ceiling.
Smud Saftey