Sacramento 95823 · Parkway · APN 049-0560-002-0000 · 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 $396,000 ($348,000–$444,000).
Zone R-3 allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
On-parcel permit history is indexed through Jan 6, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
about 8% 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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$396,000
Benchmark range: $348,000 – $444,000
Closest lead: Accessory dwelling unit at 7551 Mandy Dr (0.26 mi W, 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 (~$414/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: 1 homes completed, 2 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.
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 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 (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
Nearby hvac / heat pump (4201 Brookfield Dr): Status changed from Issued to Expired Permit
Record COM-2521238 · 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 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).
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).
current_status changed to "Finaled" in snapshot Nov 1, 2026.
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 | 18 on parcel18 in ½ mi | $52,546 | 0 vs 0 prior |
| The Gb Group | Addition (adds square footage) | 4 on parcel10 in ½ mi | $320,000 | 0 vs 7 prior |
| D 7 Roofing Services | Roof replacement | 2 on parcel2 in ½ mi | $33,480 |
| 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 ($3,950/yr) + local voter-approved bond debt ($553/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.
−$12,557/yr
Cash needed: $86,900
NOI: $11,411/yr
P&I: $1,997/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 | −$1,273/mo | -17.6% | $3,594/mo | −$1,242/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$1,046/mo | -14.5% | $3,327/mo | −$903/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 | −$916/mo | -12.6% | $3,250/mo | −$644/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.
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 outside building, screened by the Building and any Street Views.
MINOR FIRE REPAIR
EPC - This is a fire damage repair. Scope of work includes replacement of select interior finishes (floor finishes and gypsum board at ceiling and walls), replacement of plumbing fixtures in the kitchen, replacement of insulation in the walls and ceiling, replacement of a kitchen range hood, replacement of FAU, replacement of AC condenser unit, replacement of ducting, and replacement of a single window.
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
7 Creeks Edge Way / WH
Change-out installation of Gas - (2) 040 gallon to Gas - (2) 040 gallon, located inside building, screening not required. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
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.
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
3.76 acres
Assessor's classification for assessment purposes. This is not zoning.
17 CREEKS EDGE WAY; 17 CREEKS EDGE WAY # A # A; 17 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 049-0560-002-0000. 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.
| Kustom Us | HVAC / heat pump | 1 on parcel1 in ½ mi | $101,427 | 5 vs 32 prior−84% |
| Cames Roofing | Roof replacement | 1 on parcel1 in ½ mi | $10,475 | 0 vs 0 prior |
| Universal Security And Fire | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $4,000 | 0 vs 0 prior |
| F And T Investments Recent nearby: 4153 Brookfield Dr (Mar 27, 2026) | Remodel / interior alteration | 5 in ½ mi | $437,700 | 13 vs 11 prior+18% |
| Kft Construction Recent nearby: 4359 Shining Star Dr 3 (May 19, 2021) | Remodel / interior alteration | 3 in ½ mi | $82,500 | 0 vs 0 prior |
| Connected Technology Recent nearby: 7483 Mandy Dr (Jan 20, 2026) | Remodel / interior alteration | 3 in ½ mi | $6,047 | 117 vs 248 prior−53% |
| Northwest Exteriors Recent nearby: 7550 Bluebrook Way (Oct 14, 2022) | Addition (adds square footage) | 2 in ½ mi | $76,996 | 22 vs 46 prior−52% |
| 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.
FIRE ALARM
EPC - FIRE ALARM PANEL CHANGE OUT OLD 4G COMMUNICATOR WITH NEW 5G COMMUNICATOR.
SHARED PLANS (4) - 4334 Shining Star Dr. Unit #A - Audio Visual Fire Alarm
EPC - SHARED PLANS (4) - Installation of Audio Visual Fire Alarm and Door Bells at four residential units: 25 Creeks Edge Way Unit #A; 4 units 7495 Abiding Place Unit #A; 4 units 7489 Phoenix Park Dr. Unit #B; 3 units 4334 Shining Star Dr. Unit #A; 3 units Shared plans reviewed under COM-2226636
SHARED PLANS (4) - 7489 Phoenix Park Dr. Unit #B - Audio Visual Fire Alarm
EPC - SHARED PLANS (4) - Installation of Audio Visual Fire Alarm and Door Bells at four residential units: 25 Creeks Edge Way Unit #A; 4 units 7495 Abiding Place Unit #A; 4 units 7489 Phoenix Park Dr. Unit #B; 3 units 4334 Shining Star Dr. Unit #A; 3 units Shared plans reviewed under COM-2226636
SHARED PLANS (4) - 7495 Abiding Place Unit #A - Audio Visual Fire Alarm
EPC - SHARED PLANS (4) - Installation of Audio Visual Fire Alarm and Door Bells at four residential units: 25 Creeks Edge Way Unit #A; 4 units 7495 Abiding Place Unit #A; 4 units 7489 Phoenix Park Dr. Unit #B; 3 units 4334 Shining Star Dr. Unit #A; 3 units Shared plans reviewed under COM-2226636
SHARED PLANS (4) - 25 Creeks Edge Way Unit #A - Audio Visual Fire Alarm
EPC - SHARED PLANS (4) - Installation of Audio Visual Fire Alarm and Door Bells at four residential units: 25 Creeks Edge Way Unit #A; 4 units 7495 Abiding Place Unit #A; 4 units 7489 Phoenix Park Dr. Unit #B; 3 units 4334 Shining Star Dr. Unit #A; 3 units Shared plans reviewed under COM-2226636
7487 ABIDING PLACE
SHUT OFF GAS LINE AND CUT AND REMOVE SECTION 3/4 GALVANIZED PIPE INSTALL SEISMIC SHUT VALVES USING NEW GALVANIZE NIPPLES AND MEGA PRESS GAS COUPLING FITTINGS. WE WILL ALSO INSTALL UNIONS FOR FUTURE ACCESS. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
7495 ABIDING PLACE
SHUT OFF GAS LINE AND CUT AND REMOVE SECTION 3/4 GALVANIZED PIPE INSTALL SEISMIC SHUT VALVES USING NEW GALVANIZE NIPPLES AND MEGA PRESS GAS COUPLING FITTINGS. WE WILL ALSO INSTALL UNIONS FOR FUTURE ACCESS. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
7501 ABIDING PLACE
SHUT OFF GAS LINE AND CUT AND REMOVE SECTION 3/4 GALVANIZED PIPE INSTALL SEISMIC SHUT VALVES USING NEW GALVANIZE NIPPLES AND MEGA PRESS GAS COUPLING FITTINGS. WE WILL ALSO INSTALL UNIONS FOR FUTURE ACCESS. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
7 CREEKS EDGE WAY
SHUT OFF GAS LINE AND CUT AND REMOVE SECTION 3/4 GALVANIZED PIPE INSTALL SEISMIC SHUT VALVES USING NEW GALVANIZE NIPPLES AND MEGA PRESS GAS COUPLING FITTINGS. WE WILL ALSO INSTALL UNIONS FOR FUTURE ACCESS. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
35 CREEKS EDGE
SHUT OFF GAS LINE AND CUT AND REMOVE SECTION 3/4 GALVANIZED PIPE INSTALL SEISMIC SHUT VALVES USING NEW GALVANIZE NIPPLES AND MEGA PRESS GAS COUPLING FITTINGS. WE WILL ALSO INSTALL UNIONS FOR FUTURE ACCESS. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
17 CREEKS EDGE WAY
SHUT OFF GAS LINE AND CUT AND REMOVE SECTION 3/4 GALVANIZED PIPE INSTALL SEISMIC SHUT VALVES USING NEW GALVANIZE NIPPLES AND MEGA PRESS GAS COUPLING FITTINGS. WE WILL ALSO INSTALL UNIONS FOR FUTURE ACCESS. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
25 CREEKS EDGE WAY
SHUT OFF GAS LINE AND CUT AND REMOVE SECTION 3/4 GALVANIZED PIPE INSTALL SEISMIC SHUT VALVES USING NEW GALVANIZE NIPPLES AND MEGA PRESS GAS COUPLING FITTINGS. WE WILL ALSO INSTALL UNIONS FOR FUTURE ACCESS. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
29 CREEKS EDGE WAY
SHUT OFF GAS LINE AND CUT AND REMOVE SECTION 3/4 GALVANIZED PIPE INSTALL SEISMIC SHUT VALVES USING NEW GALVANIZE NIPPLES AND MEGA PRESS GAS COUPLING FITTINGS. WE WILL ALSO INSTALL UNIONS FOR FUTURE ACCESS. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
7517 ABIDING PLACE
SHUT OFF GAS LINE AND CUT AND REMOVE SECTION 3/4 GALVANIZED PIPE INSTALL SEISMIC SHUT VALVES USING NEW GALVANIZE NIPPLES AND MEGA PRESS GAS COUPLING FITTINGS. WE WILL ALSO INSTALL UNIONS FOR FUTURE ACCESS. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
7491 ABIDING PLACE
SHUT OFF GAS LINE AND CUT AND REMOVE SECTION 3/4 GALVANIZED PIPE INSTALL SEISMIC SHUT VALVES USING NEW GALVANIZE NIPPLES AND MEGA PRESS GAS COUPLING FITTINGS. WE WILL ALSO INSTALL UNIONS FOR FUTURE ACCESS. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
VOID - Wrong permit type
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 32 squares of 30yr Laminated Dimensional Composition. CRRC: 0668-0117