Sacramento 95823 · Parkway · APN 118-0062-014-0000 · City of Sacramento
Zoned R-3 in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA AH flood due diligence; benchmark value $413,000 ($363,000–$463,000).
Zone R-3 allows residential use qualifying for ministerial ADU review under state law (3 ADU permits 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 (14 total permits, latest Jun 3, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Zone AH: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
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.
$413,000
Benchmark range: $363,000 – $463,000
Roof replacement (COM-2604446): Issued after 3 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 105 Thatcher Cir (0.11 mi NW, issued). 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 (~$430/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, 4 permitted, 2 proposed or in review; 3 demolitions.
13 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.
354 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.
Nearby roof replacement (7695 Millroy Way): Status changed from Issued to Finaled
Record RES-2618752 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2427296 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (7801 Cresentdale Way): First appeared in published agency feed
Record RES-2623690 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (5115 Fitzwilliam Way): First appeared in published agency feed
Record RES-2621881 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (5645 Bamford Dr): First appeared in published agency feed
Record RES-2623742 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (7719 Canova Way): First appeared in published agency feed
Record RES-2622439 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (7927 Center Pkwy): First appeared in published agency feed
Record RES-2623779 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (5115 Fitzwilliam Way): Status changed from Issued to Finaled
Record RES-2621446 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (5943 Mack Rd): First appeared in published agency feed
Record RES-2621502 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (7956 Pedrick St): Status changed from Issued to Finaled
Record RES-2620486 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (5631 Boyton Way): Status changed from Issued to Finaled
Record RES-2618840 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (6025 Wardell Way): First appeared in published agency feed
Record RES-2623698 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (4700 Mack Rd 4): Status changed from Plan Check Wait to Plan Check Target
Record COM-2619551 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (7607 Tattershall Way): Status changed from Issued to Finaled
Record RES-2618083 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (5440 Great Smokey St): Status changed from Issued to Finaled
Record RES-2609467 · 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 →Active in "Issued" for 23 mo (first record Dec 17, 2024) with no new permit activity recorded in 19 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
Issued after 3 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
In "In review" for 4 mo (since Jul 13, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "In review" for 3 mo (since Aug 5, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
Active in "Issued" for 21 mo (first record Jan 27, 2025) with no new permit activity recorded in 9 mo.
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 |
|---|---|---|---|---|
| Del Valle Custom Pools | Pool / spa | 3 on parcel3 in ½ mi | $60,000 | 4 vs 5 prior |
| Prietos Roof Removal | Roof replacement | 2 on parcel2 in ½ mi | $74,361 | 0 vs 0 prior |
| Marins Roofing | Roof replacement | 2 on parcel2 in ½ mi | $57,000 | 0 |
| 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 ($4,150/yr) + local voter-approved bond debt ($581/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
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.
−$15,319/yr
Cash needed: $91,300
NOI: $9,863/yr
P&I: $2,098/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 | −$1,504/mo | -19.8% | $3,916/mo | −$1,485/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$1,277/mo | -16.8% | $3,624/mo | −$1,146/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 | −$1,146/mo | -15.1% | $3,540/mo | −$888/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 ↗
HSG #25-046277 - 5435 MACK RD #79 & #80
HSG #25-046277: Repairs to interior of apartment #80 Due to fire / smoke damage. Repairs are to include interior finishes 1. Electrical Sub Panel Replacement: Remove and replace the existing electrical panel inside each unit. Like for like replacement. 2. Window Replacement: Remove existing aluminum single-pane windows and replace with vinyl retrofit horizontal windows with double-pane low-e insulated glass. Installation will occur within the existing openings without structural modifications. Replace two windows in each unit (one in living room and one in bedroom). The egress windows will meet the code requirements enforced at the time the structure was permitted. The structure was built in (1979). 3. Drywall (Sheetrock) Replacement: Remove damaged drywall in living room, ceiling, and kitchen. Install new drywall, tape, texture, and finish to match existing. No structural framing changes. 4. Bathroom Fixtures: Remove and replace existing bathtub and vanity. Fixtures to be installed in same location. No plumbing layout changes. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994, are exempt). 5. Kitchen Cabinets: Remove and replace existing kitchen cabinets. Cabinets to remain in same configuration and layout. No relocation of plumbing or electrical. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994, are exempt). 6. Roof Repair: Repair approximately 6'x6' section of roof. Patch and waterproof as needed. TPO roofing, like for like replacement. In-progress inspection required if 10 sq or greater. CF-6R-ENV-01 required at final inspection. CF-1R-ALT on file. 7. Flooring: Remove existing flooring and install new flooring. No changes to subfloor structure. Carbon monoxide & Smoke alarms are required. Reference CRC sections R315 & R314. All work is subject to field inspection.
5405 Mack rd Bldg #13 #14 / HDB Minor
New permit required for expired permit COM-2411667 (Expired) roof repairs/replacement $55,000 unit #14 repairs to the ceiling from water damage $1200 Unit #13 replacement windows $1800 Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
5405 Mack rd apt / HDB Minor
roof repairs/replacement $55,000 unit #14 repairs to the ceiling from water damage $1200 Unit #13 replacement windows $1800
5405 Mack rd apt / HDB Minor
roof repairs/replacement $55,000 unit #14 repairs to the ceiling from water damage $1200 Unit #13 replacement windows $1800
Pool Remodel
EPC - Pool replaster, replace waterline tile, hand rails and grab rails
Pool Remodel
EPC - Pool replaster, replace waterline tile, hand rails and grab rails
5417 MACK RD - POOL REPLASTER
Non-structural remodel of existing in-ground pool to include installation of channel drain and preparation and installation of new plaster finish. Smoke & Carbon Monoxide Alarms required per CRC sections R314 & R315. Access to perform inspection/s must be provided by the Party requesting the inspection. ALL WORK SUBJECT TO FIELD INSPECTION
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 61 squares of TPO Single Ply. CRRC: 0676-0001
Change-out installation of Gas - 100 gallon to Gas - 100 gallon, located inside building, screening not required.
E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 38 squares of TPO Single Ply. CRRC: 0676-0001
REROOF (Bldg # 7780)
(Bldg # 7780 ) E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 75 squares of TPO Single Ply. CRRC:0676-0001 GAF EverGuard® TPO (White)
reroof
Tear Off - No, Resheet - No, 1 layer(s), 70 squares of TPO Single Ply. In-progress inspection required if 10 squares or greater.Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
panel repairs #288
unit #288- replace buss from meter jaw to main breaker. 125 amp breaker. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
panel repairs #288
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
4.12 acres
Assessor's classification for assessment purposes. This is not zoning.
5405 MACK RD; 5405 MACK RD # 10 # 10; 5405 MACK RD # 1 # 1
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 118-0062-014-0000. 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.
| Aaa National Electric | Electrical / panel | 2 on parcel2 in ½ mi | $3,200 | 0 vs 0 prior |
| Crown Plumbing And Construction | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $9,730 | 0 vs 0 prior |
| East Coast Builders Recent nearby: 5350 Mack Rd (Jan 13, 2023) | Commercial tenant improvement | 27 in ½ mi | $1,391,551 | 0 vs 27 prior−100% |
| Pacific Building Recent nearby: 5701 Mack Rd (Aug 3, 2020) | New commercial / non-residential building | 6 in ½ mi | $8,185,026 | 0 vs 0 prior |
| The Gb Group Recent nearby: 6477 Village Centre Dr (Apr 11, 2016) | Addition (adds square footage) | 6 in ½ mi | $20,400 | 0 vs 7 prior |
| Quality First Home Improvement Recent nearby: 7612 Prescott Way (Jul 23, 2026) | Remodel / interior alteration | 3 in ½ mi | $38,000 | 2 vs 20 prior−90% |
| Reborn Cabinets Recent nearby: 7617 Center Pkwy (Jun 25, 2025) | Remodel / interior alteration | 3 in ½ mi | $26,300 | 25 vs 48 prior−48% |
| 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) |
| Pool / spaOn this parcel | 1,059 | 1d | 5d | 25d | 49d | 4d(vs 7d 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.
unit #288- replace buss from meter jaw to main breaker. 125 amp breaker. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314