Sacramento 95823 · Parkway · APN 118-0131-063-0000 · City of Sacramento
Zoned C-2-R in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $442,000 ($389,000–$495,000).
Estimated range $389,000–$495,000 derived from zip zhvi + neighborhood acs + permit model and 56,192 sq ft lot geometry.
Source: 70% ZIP 95823 Zillow ZHVI ($421,389, September 2026) + 30% Parkway ACS median ($338,381) (Data provided by Zillow)
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)
Closest lead: La Quinta Inn on Stockton Blvd (240 ft 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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$442,000
Benchmark range: $389,000 – $495,000
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$457/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: 103 proposed or in review (102 of them deed-restricted affordable); 1 demolition.
2 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.
77 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
In "Approved" for 6.7 yr (since Feb 20, 2020), with no new permit record in 6.4 yr.
In "Entitled" for 16 mo (since Jul 27, 2025), with no new permit record in 16 mo. · 103 units
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 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 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 (85 Quinta Ct): First appeared in published agency feed
Record COM-2622465 · 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
Nearby remodel / interior alteration (6426 Mack Rd): Contractor changed from (blank) to GARNICA CONSTRUCTION
Record COM-2617526 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (35 Quinta Ct D): First appeared in published agency feed
Record COM-2621951 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (25 Quinta Ct B): Status changed from Plan Check Wait to Plan Check Target
Record COM-2604117 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (7780 Stockton Blvd): First appeared in published agency feed
Record COM-2622713 · 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): Status changed from Issued to Expired Permit
Record COM-2526305 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (7981 Arroyo Vista Dr): First appeared in published agency feed
Record RES-2623459 · 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 Plan Check Wait to Complete
Record COM-2619031 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (6350 Mack Rd): First appeared in published agency feed
Record COM-2623015 · 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).
In "Entitled" for 16 mo (since Jul 27, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (103 housing units, 102 deed-restricted affordable across 0 permits).
In "Approved" for 6.7 yr (since Feb 20, 2020), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150).
High-impact scale (10 housing units, 90 deed-restricted affordable, $150,000 declared valuation across 3 permits).
High-impact scale ($1,196,470 declared valuation across 56 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 |
|---|---|---|---|---|
| Kaiser Foundation Health Plan Recent nearby: 6600 Bruceville Rd (Sep 10, 2026) | Commercial tenant improvement | 76 in ½ mi | $27,831,526 | 17 vs 12 prior+42% |
| Swinerton Builders Recent nearby: 6600 Bruceville Rd (Apr 16, 2021) | Commercial tenant improvement | 10 in ½ mi | $4,726,027 | 1 vs 3 prior |
| The Gb Group Recent nearby: (Apr 11, 2016) |
| 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 ($4,400/yr) + local voter-approved bond debt ($616/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.
−$15,801/yr
Cash needed: $96,800
NOI: $10,898/yr
P&I: $2,225/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 | −$1,544/mo | -19.1% | $3,972/mo | −$1,515/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$1,317/mo | -16.3% | $3,676/mo | −$1,176/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 | −$1,186/mo | -14.7% | $3,591/mo | −$918/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 ↗
No building permits are recorded for this parcel since 2016.
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
1.29 acres
Assessor's classification for assessment purposes. This is not zoning.
6 MASSIE CT
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 118-0131-063-0000. 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.
| Addition (adds square footage) |
| 6 in ½ mi |
| $20,400 |
| 0 vs 7 prior |
| Xl Construction Recent nearby: 6600 Bruceville Rd (Jul 28, 2023) | Commercial tenant improvement | 5 in ½ mi | $1,522,936 | 2 vs 4 prior |
| Deacon Construction Recent nearby: 6366 Mack Rd (Jun 26, 2026) | Commercial tenant improvement | 4 in ½ mi | $5,533,500 | 12 vs 11 prior+9% |
| Cccs Recent nearby: 6233 Mack Rd (Apr 7, 2023) | Commercial tenant improvement | 4 in ½ mi | $865,000 | 1 vs 8 prior−88% |
| Whittington Electric Recent nearby: 6600 Bruceville Rd (Dec 21, 2023) | Remodel / interior alteration | 4 in ½ mi | $506,725 | 0 vs 1 prior |
| Roebbelen Contracting Recent nearby: 6600 Bruceville Rd (Jan 24, 2023) | Commercial tenant improvement | 3 in ½ mi | $2,853,931 | 8 vs 10 prior−20% |
| Savidge Construction Recent nearby: 6490 Mack Rd (Apr 12, 2019) | Demolition | 3 in ½ mi | $1,154,000 | 0 vs 0 prior |
| Bullard Recent nearby: 7789 La Mancha Way (Jan 6, 2023) | Commercial tenant improvement | 3 in ½ mi | $905,000 | 1 vs 3 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 alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d 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.