Sacramento 95823 · Parkway · APN 118-0103-017-0000 · City of Sacramento
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $407,000 ($358,000–$456,000).
Public building records show issued construction/renovation work on this parcel (31 total permits, latest Oct 28, 2024).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
all 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)
Plumbing / water heater / sewer (COM-2326169): Issued after 11 mo — slower than 90% of plumbing / water heater / sewer permits in City of Sacramento (median 0d, 90th pct 1d, n=18,112).
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.
$407,000
Benchmark range: $358,000 – $456,000
Closest lead: La Quinta Inn on Stockton Blvd (0.48 mi E, fee estimate). 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 (~$424/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 demolitions.
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.
286 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.
In "Fee estimate" for 8.8 yr (since Jan 10, 2018), with no new permit record in 8.5 yr. · $7,000,000 declared valuation
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
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 remodel / interior alteration (6600 Bruceville Rd): Status changed from Issued to Finaled
Record COM-2510662 · 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 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
Nearby remodel / interior alteration (6426 Mack Rd): Status changed from Process Wait to Issued
Record COM-2617526 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (6426 Mack Rd): Issued date changed from (blank) to 2026-10-12
Record COM-2617526 · 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 "Fee estimate" for 8.8 yr (since Jan 10, 2018), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($7,000,000 declared valuation across 2 permits).
Issued after 11 mo — slower than 90% of plumbing / water heater / sewer permits in City of Sacramento (median 0d, 90th pct 1d, n=18,112).
Issued after 6 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Issued after 2 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
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).
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 |
|---|---|---|---|---|
| Cccs | Commercial tenant improvement | 4 on parcel4 in ½ mi | $865,000 | 1 vs 8 prior−88% |
| Nor Cal Roofing | Roof replacement | 2 on parcel2 in ½ mi | $93,415 | 0 vs 0 prior |
| Westland | Commercial tenant improvement | 2 on parcel2 in ½ mi | $14,000 |
| 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 ($4,050/yr) + local voter-approved bond debt ($567/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.
−$13,278/yr
Cash needed: $89,100
NOI: $11,297/yr
P&I: $2,048/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 | −$1,333/mo | -18.0% | $3,678/mo | −$1,302/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$1,107/mo | -14.9% | $3,405/mo | −$963/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 | −$976/mo | -13.1% | $3,326/mo | −$705/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#23-028064: ARIANA HALAL MARKET
EPC - HSG#23-028064: REMODEL TO INCLUDE ADDING A NEW KITCHEN AREA AT THE END OF THIS BUILDING WITH A TOTAL REMODELING AREA OF 445 SF. THE WATER AND SEWER SYSTEM INCLUDING THE FLOOR SINKS AND FLOOR DRAINS ARE EXISTING AND ONLY CONNECTING TO THE NEW PLUMBING FIXTURES. NEW 50 GAL WATER HEATER AND MOP SINK ARE EXIST TOO.Sams Sam's email: 'hshsico@yahoo.com'
REMODEL
EPC - Interior remodel in a vacant pharmacy space for a retail pharmacy (no hoods, mixing, or fabrication will be conducted in this space). No hazardous materials will be stored or used within this space. The primary structure, HVAC, and plumbing will not be affected and is not a part of the scope. Five existing electrical outlets will be relocated. Existing light fixtures to be relocated within the room. AREA OF WORK IS 410 SF.
New HVAC & Ducting
EPC - New HVAC and ducting.
Final Inspection, Reroof Expired permit COM-2011589
Final Inspection only for expired permit COM-2011589. See inspection history attached. Tear Off - Yes, Resheet - No, 1 layer(s), 260 squares of TPO Single Ply. CRRC: 0738-0002. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt). Carbon monoxide & Smoke alarms required. Reference 2022 CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION.
REVISION TO COM-2209221
EPC - Revisions to electrical ONLY per correction notice related to the addition of convenience outlets to the approved plan.
6233 Mack Rd - Install Sign
install individual channel letters & box channel
REMODEL
EPC - CONCURRENT REVIEW WITH P21-044 This project is for a Cannabis retail storefront and includes tenant improvements to an existing single story commercial structure, no exterior or site improvements. Tenant improvements to include replacing carpet for vinyl tiles, LED lighting, reconfiguration of office, storage rooms, electrical outlets and receptacles. New paint, ceiling tiles and ADA restroom. ***SEE REVISION COM-2219751 EPC - Revisions to electrical ONLY per correction notice related to the addition of convenience outlets to the approved plan. ***
Interior Demo
EXPEDITED - Interior non-structural demo, 2500 sf
office REMODEL
EPC - REMODEL existing 5038 sq ft space to accommodate expansion of existing medical office to adjacent suite. Re-work of existing office space. New walls, finishes , fire protection electrical, mechanical and plumbing.
(CHAAT OF INDIA ) Fire Ansul System
EPC - Fire Ansul System remodel within the kitchen area of CHAAT OF INDIA restaurant.
6339 Mack Road SIGN (Elica Health Centers)
Installation of one (1) set of illuminated channel letters.
SMUD Safety Inspection
SMUD / PG&E Safety Inspections are a one-time inspection. Additional inspections will cost $82.00 (Residential) or $164 (Commercial) each. If there is no access to the site or areas required by an Inspector, this will still be considered an inspection. Permit fees are non-transferable.
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 260 squares of TPO Single Ply. CRRC: 0738-0002
Ansul System Modification
modifying existing ansul system
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
7.60 acres
Assessor's classification for assessment purposes. This is not zoning.
6109 MACK RD; 6115 MACK RD; 6121 MACK RD
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 118-0103-017-0000. 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.
| Tower Construction | Commercial tenant improvement | 1 on parcel1 in ½ mi | $87,000 | 0 vs 1 prior |
| 4 C Development | Commercial tenant improvement | 1 on parcel1 in ½ mi | $85,000 | 0 vs 0 prior |
| Partridge Construction | Commercial tenant improvement | 1 on parcel1 in ½ mi | $45,000 | 0 vs 0 prior |
| Omc Construction | Commercial tenant improvement | 1 on parcel1 in ½ mi | $16,000 | 0 vs 0 prior |
| Pacific Neon | Sign | 1 on parcel1 in ½ mi | $10,194 | 0 vs 0 prior |
| Steve Tuan Chau | Commercial tenant improvement | 1 on parcel1 in ½ mi | $8,000 | 0 vs 0 prior |
| Pan Sign | Sign | 1 on parcel1 in ½ mi | $6,100 | 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 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.
6121 Mack Rd - Jackson Hewitt Sign
Install new illuminated Wall Mount Sign
Sign for LBC at mack rd
Replace 1 attached illuminated sign
RE-Roof with Tear-off 105 squares TPO
RE-Roof with Tear-off 105 squares TPO
COM SMUD Safety Inspection
SMUD Safety Inspection. One time inspection only. Additional inspections will cost $76.00 (Residential) or $152 (Commercial) each. If there is no access to the site or areas required by an inspector this is still an inspection. Permit fees are non-transferable.
SMUD Safety Inspection
SMUD Safety Inspection. One time inspection only. Additional inspections will cost $76.00 (Residential) or $152 (Commercial) each. If there is no access to the site or areas required by an inspector this is still an inspection. Permit fees are non-transferable.
SMUD Safety Inspection
SMUD Safety Inspection. One time inspection only. Additional inspections will cost $76.00 (Residential) or $152 (Commercial) each. If there is no access to the site or areas required by an inspector this is still an inspection. Permit fees are non-transferable.
crazy fruit and ice cream
EXPEDITED 10,5,5- create a 1100 sq ft space converted into an ice-cream shop with electrical, plumbing, mechanical, equipment and final finishes.
suite 6221 remodel
EXPEDITED - add new partion walls, new countertop, 6 new electrical outlets.
SOUTHPOINTE PLAZA LLC, SMUD Saftey Inspection
SMUD Commercial Safety Inspection.
kang SMUD inspection
SMUD
The Shrimp Lover
Install two attached illuminated signs. "The Shrimp Lover"
revision adding partition wall
EXPEDITED - revision to COM-1703632 remove proposed ceiling fans & replacing with lights
interior remodel
EXPEDITED - install grease interceptor, plumbing fixtures, receptacles and a vapor type II hood over dishwasher to an existing restaurant ( See revision Com-1715341 to remove hood from scope)
adding partition wall
EXPEDITED - install demising wall to make one 3100 sq ft and other 1000 sq ft out of 4100 sq. ft of vacant space. intended to be a warm shell. ( revision COM-1713720 removing fans CRF 8-1-2017)
REMODEL FOR MOLINA MEDICAL
REMODEL TO EXPAND EXISTING MEDICAL OFFICE TO INCLUDE NEW NON LOAD BEARING INERIOR PARTITIONS, NEW LIFHT FIXTURES, NEW WALL AND FLOOR FINISHES, NEW ELECTRIFCAL AND DATA OUTLETS, NEW MECHANICAL/PLUMBING, MILL WORK.
SOUTHPOINT PLAZA RESTAURANT
INSTALL NEW DOOR ON STUCCO WALL, STORE FRONT WORK ONLY WITH MINOR ELECTRICAL.
FIRE EQUIPMENT
UPGRADING (E) FIRE ALARM SYSTEM