Sacramento 95823 · Parkway · APN 118-0103-009-0000 · City of Sacramento
Zoned C-2 in City of Sacramento and mapped FEMA AH flood due diligence; benchmark value $396,000 ($348,000–$444,000).
On-parcel permit history is indexed through Mar 3, 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)
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)
Plan revision / deferred submittal (SUB-1812947): Pending in review for 8.4 yr (74.4× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
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.
$396,000
Benchmark range: $348,000 – $444,000
Closest lead: Accessory dwelling unit at 105 Thatcher Cir (0.44 mi W, 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 (~$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, 4 permitted; 4 demolitions.
10 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.
313 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 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.
Nearby permit (c8854f4d37a765c82eb14f3f2f64d7011ccdbd98): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (6149 Heath Way): Status changed from Issued to Expired Permit
Record RES-2522292 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
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
Nearby plan revision / deferred submittal (6366 Mack Rd): Status changed from Verify to Complete
Record COM-2620887 · 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 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 electrical / panel (6280 Bamford Dr): First appeared in published agency feed
Record RES-2623875 · 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 (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 roof replacement (6680 Valley Hi Dr): First appeared in published agency feed
Record COM-2622581 · 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 roof replacement (5720 Seyferth Way): Status changed from Issued to Finaled
Record RES-2621432 · 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 →Pending in review for 8.4 yr (74.4× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
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.
High-impact scale (10 housing units, 90 deed-restricted affordable, $150,000 declared valuation across 3 permits).
High-impact scale ($1,080,000 declared valuation across 13 permits).
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 |
|---|---|---|---|---|
| Express Plumbing And Rooter | Plumbing / water heater / sewer | 3 on parcel3 in ½ mi | $38,758 | 0 vs 0 prior |
| Westland | Commercial tenant improvement | 1 on parcel3 in ½ mi | $16,500 | 0 vs 0 prior |
| Arcadis Us | Other | 2 on parcel2 in ½ mi | $83,000 | 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 ($3,950/yr) + local voter-approved bond debt ($553/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.
−$13,877/yr
Cash needed: $86,900
NOI: $10,091/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 | −$1,383/mo | -19.1% | $3,748/mo | −$1,363/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$1,156/mo | -16.0% | $3,469/mo | −$1,024/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 | −$1,026/mo | -14.2% | $3,389/mo | −$766/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 ↗
REVISION TO SIG-2519812
EPC - Permit revision to issued permit #SIG-2519812. The scope of this revision is to update the anchors for the wall sign due to field conditions.
REV TO SIG-2519812
The scope of this revision is to remove the backer panel from the proposed wall sign.
SIGN
EPC - install one (1) illuminated wall sign, install one (1) set door vinyl SEE REVISION COM-2604129 CHANGE IN ANCHORAGE TO MATCH FIELD CONDITIONS
6051 Mack Rd Minor Electrical repair.
Installatoion of K/O seals at all unussed opennings at surface mounted boxes throughout, remove or terminate all conductors at open ended raceway at ceiling area, terminate all wires at junction boxes and install covers throughout building space.
Change-out installation of Gas - 100 gallon to Gas - 100 gallon, located outside building, screened by the Building and any Street Views.
Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required.
Change-out installation of Gas - 100 gallon to Gas - 100 gallon, located inside building, screening not required.
ALARM
EPC - Fire alarm Communication change only
Exterior Lighting Replacement (Shared Plans -COM-1901658)
SHARED PLANS - COM-1901658- ( 6051 & 6109 Mack Road)) EXPEDITED - Exterior Lighting Replacement: Replacing (16 +/-) existing 250 w metal halide wall packs with LED WALL PACKS mounted on the existing outlets; Disconnect one wall pack outlet from tenant power (Space# 6115) and will reconnect wall packet to PHOTOCELL Controlled house circuit.
Exterior Lighting Replacement (Shared Plans COM-1901664) -( # 6109& 6051 Mack Rd)
Shared Plans -COm-1901664) EXPEDITED - Exterior Lighting Replacement: Replacing (16 +/-) existing 250 w metal halide wall packs with LED WALL PACKS mounted on the existing outlets; Disconnect one wall pack from (#Space 6115) outlet from tenant power and will reconnect wall packet to PHOTOCELL Controlled house circuit -( # 6109& 6051 Mack Rd).
Ansul system
Installation Ansul system
SMUD SAFETY
SMUD Safety for electrical only. Suit A.
Restaurant Remodel
EPC Submittal - Remodel of Commercial Building - SCOPE OF WORK: TENANT IMPROVEMENT WORK. CONVERT FROM EXISTING JOLLIBEE RESTAURANT TO NEW TAPIOCA EXPRESS RESTAURANT. 1. TO-GO SERVICE ONLY WITH NO SEATS. 2. EXISTING STORAGE, TYPE I HOOD, WALK-IN COOLER AND FREEZER TO REMAIN. 3. EXISTING FLOOR FINISH TO REPAIR AS NEEDED. 4. REFINISH EXISTING SERVING AREA. NO STRUCTURAL ALTERATIONS.
REROOF
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
9.08 acres
Assessor's classification for assessment purposes. This is not zoning.
6051 MACK RD; 6051 MACK RD # 1 # 1; 6051 MACK RD # 2 # 2
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 118-0103-009-0000. 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.
| Coast Sign | Plan revision / deferred submittal | 2 on parcel2 in ½ mi | $5,300 | 0 vs 0 prior |
| River City Fire Equipment | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $3,000 | 0 vs 0 prior |
| Securitas Technology | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $2,074 | 0 vs 0 prior |
| Aura Fire Safety | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $1,500 | 0 vs 0 prior |
| East Coast Builders Recent nearby: 5000 Mack Rd (Jan 13, 2023) | Commercial tenant improvement | 13 in ½ mi | $652,087 | 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 |
| Kaiser Foundation Health Plan Recent nearby: 6700 Mack Rd (Jun 6, 2025) | Commercial tenant improvement | 6 in ½ mi | $1,894,951 | 17 vs 12 prior+42% |
| 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.
E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 300 squares of TPO Single Ply. CRRC: 0738-0002
EPC Submittal - Remodel of Commercial Building - SCOPE OF WORK: TENANT IMPROVEMENT WORK. CONVERT FROM EXISTING JOLLIBEE RESTAURANT TO NEW TAPIOCA EXPRESS RESTAURANT. 1. TO-GO SERVICE ONLY WITH NO SEATS. 2. EXISTING STORAGE, TYPE I HOOD, WALK-IN COOLER AND FREEZER TO REMAIN. 3. EXISTING FLOOR FINISH TO REPAIR AS NEEDED. 4. REFINISH EXISTING SERVING AREA. NO STRUCTURAL ALTERATIONS.
REROOF
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 150 squares of TPO Single Ply. CRRC: 0738-0002
Planet Fitness/Sea Food City
Install new monument sign Planet Fitness/Seafood City Monument structure to be reviewed and issued under Com-1710350.
Monument Structure
Project consist of erecting a new monument structure. Sign portion to be on a separate sign permit. Sign to be reviewed and issued under sig-1701351
SUITE F REMODEL
SUITE F REMODEL FOR CRISPY TOWN SERVICE AREA INSIDE EXISTING SEAFOOD CITY SUPERMARKET USING EXISTING EQUIPMENT PLUS INSTALLING NEW EQUIPMENT. REMOVE PARTITION WALL/DOOR, SINKS TO BE REMOVED/INSTALLED. USE EXISTING COOLER/FREEZER, TWO HOODS, WATER HEATER, 3 COMPARTMENT SINK, MOP SINK AND UTILITES.
MODIFY FIRE SUPPRESSION
MODIFY FIRE SUPPRESSION TO INCLUDE ADJUST NOZZLES FOR SYSTEM IN KITCHEN.