Sacramento 95823 · Parkway · APN 049-0550-004-0000 · City of Sacramento
Zoned R-3 in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $429,000 ($378,000–$480,000).
Zone R-3 allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
Public building records show issued construction/renovation work on this parcel (35 total permits, latest Apr 17, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
about 2% of the lot of the parcel intersects Zone X: 0.2% annual chance flood hazard (shaded X). Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$429,000
Benchmark range: $378,000 – $480,000
Roof replacement (COM-2202775): Issued after 5 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Accessory dwelling unit at 7551 Mandy Dr (0.22 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 (~$445/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 permitted, 1 proposed or in review.
4 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.
395 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 R-3 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.
In "Entitled" for 4.9 yr (since Dec 8, 2021), with no new permit record in 4.9 yr. · 1 unit
In "In review" for 12 mo (since Oct 28, 2025), with no new permit record in 12 mo. · 1 unit · $204,448 declared valuation
Nearby roof replacement (3910 Samos Way): Status changed from Issued to Finaled
Record RES-2615530 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (7392 Winnett Way): Status changed from Issued to Finaled
Record RES-2618345 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (7351 Mandy Dr): First appeared in published agency feed
Record RES-2623656 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (4015 Robinridge Way): First appeared in published agency feed
Record RES-2623827 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (108 Creekside Cir): First appeared in published agency feed
Record RES-2622367 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (10 Ebony Ct): Status changed from Issued to Finaled
Record RES-2615266 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2525549 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (10 Ebony Ct): Status changed from Issued to Finaled
Record RES-2618762 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (7619 Bluebrook Way): Status changed from Applied to Plan Check Wait
Record RES-2621227 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (7653 Franklin Blvd): First appeared in published agency feed
Record RES-2623431 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (7366 Patero Cir): Status changed from Applied to Expired Application
Record RES-2607652 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (7580 Bluebrook Way): First appeared in published agency feed
Record RES-2622705 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (7351 Mandy Dr): First appeared in published agency feed
Record RES-2622430 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (44 Brandywood Ct): Status changed from Issued to Finaled
Record RES-2620132 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (3935 Shining Star Dr): First appeared in published agency feed
Record RES-2621737 · 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 →Issued after 5 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
Issued after 2 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
In "In review" for 12 mo (since Oct 28, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Issued after 1 mo (3.2× the 14d median) — above the 75th percentile for general repair permits in City of Sacramento (median 14d, 75th pct 29d, n=1,579).
Issued after 2 mo (3.3× the 14d median) — above the 75th percentile for general repair permits in City of Sacramento (median 14d, 75th pct 29d, n=1,579).
In "Entitled" for 4.9 yr (since Dec 8, 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 4,018 parcels
−18.9% YoY
City baseline: 30.4 / 1k
67 in trailing 24m
Includes 12 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Express Plumbing And Rooter | Plumbing / water heater / sewer | 12 on parcel12 in ½ mi | $41,245 | 0 vs 0 prior |
| The Gb Group | Addition (adds square footage) | 3 on parcel10 in ½ mi | $320,000 | 0 vs 7 prior |
| D 7 Roofing Services | Roof replacement | 5 on parcel5 in ½ mi | $83,700 |
| 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 95823
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 ($4,300/yr) + local voter-approved bond debt ($602/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.
−$15,080/yr
Cash needed: $94,600
NOI: $11,012/yr
P&I: $2,174/mo
For $0/mo net cash flow
At $1,975/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 | $1,817/mo | −$1,484/mo | -18.8% | $3,888/mo | −$1,455/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$1,257/mo | -15.9% | $3,599/mo | −$1,116/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,094/mo | −$1,126/mo | -14.3% | $3,515/mo | −$857/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 ↗
Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required.
Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required.
Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required.
Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required.
95 CREEKS EDGE WAY #D - WATER HEATER
Change-out existing 40 gallon gas water heater to 40 gallon gas water heater, located inside building. Carbon monoxide & Smoke alarms are required. Reference CRC sections R315 & R314. All work is subject to field inspection.
No Duct Work Permitted. Change-out Split System to Split System. 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%.
No Duct Work Permitted. Change-out Split System to Split System. 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%.
7524 ABIDING PL #C - GAS LINE REPAIR
Repair gas line, like for like, located inside dwelling, approximately 1'. Carbon monoxide & Smoke alarms are required. Reference CRC sections R315 & R314. All work is subject to field inspection.
REVISION TO COM-2520920
EPC - REVISION TO COM-2520290: Removed a pier
Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required.
FOUNDATION REPAIR
EPC - Foundation repair using 16 Push Piers
FOUNDATION REPAIR
EPC - Foundation repair using 24 Push Piers SEE REVISION COM-2601611 REMOVING 1 PIER
No Duct Work Permitted. Change-out Split System to Split System (all-electric 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%.
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
6.37 acres
Assessor's classification for assessment purposes. This is not zoning.
103 CREEKS EDGE WAY; 103 CREEKS EDGE WAY # A # A; 103 CREEKS EDGE WAY # B # B
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 049-0550-004-0000. 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.
| Cames Roofing | Roof replacement | 4 on parcel4 in ½ mi | $41,660 | 0 vs 0 prior |
| Jon K Takata | Roof replacement | 3 on parcel3 in ½ mi | $150,000 | 1 vs 2 prior |
| Groundworks California | General repair | 2 on parcel2 in ½ mi | $102,000 | 0 vs 0 prior |
| Air Plus | HVAC / heat pump | 2 on parcel2 in ½ mi | $17,580 | 0 vs 0 prior |
| Local Heating And Air | HVAC / heat pump | 1 on parcel1 in ½ mi | $12,000 | 0 vs 0 prior |
| Consolidated Mechanical | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $6,420 | 0 vs 0 prior |
| Universal Security And Fire | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $4,000 | 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 alterationOn this parcel | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvement | 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.
Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required.
Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required.
Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required.
Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required.
E-Permit: Tear Off - Yes, Resheet - No, 2 layer(s), 27 squares of Composite Class A. CRRC: 0676-0138
E-Permit: Tear Off - Yes, Resheet - No, 2 layer(s), 27 squares of Composite Class A. CRRC: 0676-0138
E-Permit: Tear Off - Yes, Resheet - No, 2 layer(s), 27 squares of Composite Class A. CRRC: 0676-0138
E-Permit: Tear Off - Yes, Resheet - No, 2 layer(s), 27 squares of Composite Class A. CRRC: 0676-0138
E-Permit: Tear Off - Yes, Resheet - No, 2 layer(s), 27 squares of Composite Class A. CRRC: 0676-0138
Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required.
Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required.
FIRE ALARM
EPC - FIRE ALARM PANEL CHANGE OUT OLD 4G COMMUNICATOR WITH NEW 5G COMMUNICATOR.
Storage/Utility Shed R/R
EPC - Storage shed (32 SQ FT) 1. remove existing roof/wall framing and slab-on-grade in their entirety. 2. install new continuous footing foundations at bearing walls. 3. replace wall and roof framing, like-for-like, with new lateral force resisting system as specified on plans and calculations. 4. replace interior/exterior finishes, like-for-like. Utility shed (68 SQ FT) 1. remove existing roof/wall framing and slab-on-grade in their entirety. 2. install new continuous footing foundations at bearing walls. 3. replace wall and roof framing, like-for-like, with new lateral force resisting system as specified on plans and calculations. 4. replace interior/exterior finishes, like-for-like. 5. remove and reinstall undamaged water heaters for shed replacement. 6. disconnect and reconnect water and gas lines before and after WH removal.
Storage/Utility Shed R/R
EPC - Storage shed (32 SQ FT) 1. remove existing roof/wall framing and slab-on-grade in their entirety. 2. install new continuous footing foundations at bearing walls. 3. replace wall and roof framing, like-for-like, with new lateral force resisting system as specified on plans and calculations. 4. replace interior/exterior finishes, like-for-like. Utility shed (68 SQ FT) 1. remove existing roof/wall framing and slab-on-grade in their entirety. 2. install new continuous footing foundations at bearing walls. 3. replace wall and roof framing, like-for-like, with new lateral force resisting system as specified on plans and calculations. 4. replace interior/exterior finishes, like-for-like. 5. remove and reinstall undamaged water heaters for shed replacement. 6. disconnect and reconnect water and gas lines before and after WH removal.
Storage/Utility Shed R/R
Storage shed (32 SQ FT) 1. remove existing roof/wall framing and slab-on-grade in their entirety. 2. install new continuous footing foundations at bearing walls. 3. replace wall and roof framing, like-for-like, with new lateral force resisting system as specified on plans and calculations. 4. replace interior/exterior finishes, like-for-like. Utility shed (68 SQ FT) 1. remove existing roof/wall framing and slab-on-grade in their entirety. 2. install new continuous footing foundations at bearing walls. 3. replace wall and roof framing, like-for-like, with new lateral force resisting system as specified on plans and calculations. 4. replace interior/exterior finishes, like-for-like. 5. remove and reinstall undamaged water heaters for shed replacement. 6. disconnect and reconnect water and gas lines before and after WH removal.
Storage/Utility Shed R/R
EPC - Storage shed - Replace wall and roof framing, like-for-like, with new lateral force resisting system. Install new continuous footing foundations at bearing walls. Replace interior/exterior finishes, like-for-like. Utility shed - Replace wall and roof framing, like-for-like, with new lateral force resisting system. Install new continuous footing foundations at bearing walls. Replace interior/exterior finishes, like-for-like. Remove and reinstall undamaged water heaters for shed replacement. Storage: 32 SQ FT, Utility: 68 SQ FT
Storage/Utility Shed R/R
EPC - Storage shed - Replace wall and roof framing, like-for-like, with new lateral force resisting system. Install new continuous footing foundations at bearing walls. Replace interior/exterior finishes, like-for-like. Utility shed - Replace wall and roof framing, like-for-like, with new lateral force resisting system. Install new continuous footing foundations at bearing walls. Replace interior/exterior finishes, like-for-like. Remove and reinstall undamaged water heaters for shed replacement. Storage: 32 SQ FT, Utility: 68 SQ FT
REPAIR
UNITS B,C,D EPC - replace damaged ceiling and wall finishes and insulation, replace in like kind. replace flooring. replace plumbing fixtures in kind. Remove FAU unit and ductwork, replace per T24 documents and match existing conditions. remove and replace damaged electrical wiring. remove and replace damaged roof structure per plan
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 30 squares of 30yr Laminated Dimensional Composition. CRRC: 0668-0117
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 36 squares of 30yr Laminated Dimensional Composition. CRRC: 0668-0117
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 32 squares of 30yr Laminated Dimensional Composition. CRRC: 0668-0117
reroof
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 30 squares of 30yr Laminated Dimensional Composition. CRRC: 0668-0117. BLDG 145.