Sacramento 95822 · Freeport Manor · APN 035-0112-002-0000 · City of Sacramento
Zoned M-1-R-EA-4 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $526,000 ($463,000–$589,000).
Public building records show issued construction/renovation work on this parcel (10 total permits, latest Nov 23, 2022).
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-2220032): Issued after 2 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.
$526,000
Benchmark range: $463,000 – $589,000
Closest lead: Belleau Wood Apartments (0.13 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 (~$537/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.
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.
280 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 M-1 as industrial, 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 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 solar / battery storage (1381 Tuggle Way): Status changed from Issued to Finaled
Record RES-2621100 · 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 pool / spa (6489 S Land Park Dr): Status changed from Issued to Finaled
Record RES-2520047 · 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 (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 hvac / heat pump (6825 Buena Terra Way): Status changed from Issued to Finaled
Record RES-2604382 · 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 roof replacement (6565 S Land Park Dr): Status changed from Issued to Finaled
Record RES-2618734 · 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 2 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Issued after 10 mo (9.7× the 33d median) — slower than 90% of other permits in City of Sacramento (median 33d, 90th pct 196d, n=837).
Issued after 5 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Issued after 3 mo — slower than 90% of solar / battery storage permits in City of Sacramento (median 3d, 90th pct 27d, n=3,950).
Issued after 16 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
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 |
|---|---|---|---|---|
| Quality Telecom Consultants | Other | 2 on parcel2 in ½ mi | $38,000 | 3 vs 9 prior−67% |
| Electric Tech Construction | Remodel / interior alteration | 2 on parcel2 in ½ mi | $32,500 | 0 vs 2 prior |
| Tower 39 General Construction | Remodel / interior alteration | 1 on parcel |
| 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 ($5,250/yr) + local voter-approved bond debt ($735/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.
−$20,766/yr
Cash needed: $115,500
NOI: $11,090/yr
P&I: $2,655/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 | −$1,972/mo | -20.5% | $4,684/mo | −$1,945/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | −$1,731/mo | -18.0% | $4,336/mo | −$1,585/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 | −$1,592/mo | -16.5% | $4,235/mo | −$1,311/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 ↗
dish cell site
EPC - The proposal is for Dish Wireless co-location at an existing wireless telecommunication facility consisting of the following: Tower work: Increase tower height from 75' to 85' and install (3) T-arms, (3) panel antennas, (6) RRU's, (1) OVP, and (1) hybrid cable Ground work: install (1) concrete pad, (1) ice bridge, (1) PPC cabinet, (1) equipment cabinet, (1) power conduit, (1) telco conduit, (1) telco-fiber box, (1) GPS unit, (1) safety switch (if required), (1) fiber NiD (if required), (1) meter socket
Generator
EPC - Install standby emergency 80kW diesel generator, with automatic transfer switch, auxiliary power distribution, and remote monitoring communication circuitry. Remove cabinets, cable trays, and H-frame
Cell Tower Modification
EPC - Remove (3) antennas from tower. Install (3) antennas, 93) RRH's, and (1) hybrid cable on tower and (1) cabinet and rack on ground.
T MOBILE PANEL
EPC - Remove existing 100amp main panel and replace it with a new 200amp panel and breaker. Remove existing 100amp breaker and replace it with a new 200amp breaker in the Existing SB
CELL SITE EQUIPMENT UPGRADE - T MOBILE
EPC - Remove (3) antennas, (3) RRU's, antenna mounts from tower. Install (3) new panel antennas, (3) RRU's, mounts, and HCS cable on tower. Install battery cabinet and 8 batteries in existing ground space.
HSG Case 19-039112-Electrical Repairs per Provided Scope of Work
HSG Case 19-039112-Electrical Repairs per Provided Scope of Work: Note-Demo Permit COM-1924433 has none of the 5 required disciplines signed off yet. Check main electrical panel and re-install panel front. Install one illuminated emergency exit sign above back man door and run power to exit sign location. Install two GFIC outlets in bathrooms within 5 feet of water and water fountain area. Move existing warehouse T8 lighting fixtures to have one fixture over every-other-bay once power is restored and fixture are in good working order.Remove electrical and electrical disconnects mounted high on wall in back corner of building. Remove any other unused electrical junction boxes not in-use
HSG Case 19-039112- Non- Structural Com Interior Demo
5-5-5-5 HSG Case 19-039112- Non- Structural Com Interior Demo. Single story 9724 SF Warehouse and office building with Fire Sprinklers Letter & SAQMD
T-Mobile Cell Site Modification
EPC - Modification to an existing cell site remove 3 existing antennas and replace with 3 new with associated equipment and cabling.
EPC Submittal - Remodel of Commercial Building - Remove (3) existing panel antennas. Install (3) new panel antennas and (1) HCS cable
JR PROPERTY, INSTALL3 NEW ANTENNAS & RELOCATE 6 OTHERS
INSTALL3 NEW ANTENNAS & RELOCATE 6 OTHERS, INSTALL 3 NEW RRU'S & UPGRADE EXISTING BTS BREAKER TO 100AMPS.
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
0.64 acres
Assessor's classification for assessment purposes. This is not zoning.
6550 BELLEAU WOOD LN; 6554 BELLEAU WOOD LN
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 035-0112-002-0000. 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.
| $50,000 |
| 0 vs 2 prior |
| Slc | Solar / battery storage | 1 on parcel1 in ½ mi | $35,000 | 0 vs 0 prior |
| Walker Cellular | Remodel / interior alteration | 1 on parcel1 in ½ mi | $22,000 | 0 vs 1 prior |
| Bk Demolition | Remodel / interior alteration | 1 on parcel1 in ½ mi | $15,000 | 3 vs 8 prior−63% |
| California Maintenance Controls | Electrical / panel | 1 on parcel1 in ½ mi | $2,845 | 0 vs 0 prior |
| Premier Pools Sacramento Recent nearby: 1360 Cornell Way (Oct 2, 2024) | Pool / spa | 9 in ½ mi | $492,985 | 102 vs 121 prior−16% |
| Dave Gross Enterprises Recent nearby: 1371 Munger Way (Jan 8, 2026) | Pool / spa | 9 in ½ mi | $129,247 | 13 vs 37 prior−65% |
| Premier Pools Recent nearby: 6684 Fordham Way (Feb 7, 2022) | Pool / spa | 7 in ½ mi | $429,469 | 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 improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Solar / battery storageOn this parcel | 3,950 | 0d | 3d | 8d | 27d | 2d |
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.