Sacramento 95823 · Parkway · APN 118-0290-005-0000 · City of Sacramento
Zoned R-4-PUD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $518,000 ($456,000–$580,000).
Zone R-4-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
Public building records show issued construction/renovation work on this parcel (29 total permits, latest Sep 20, 2024).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
about 35% of the lot of the parcel intersects Zone X: minimal flood hazard. 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.
$518,000
Benchmark range: $456,000 – $580,000
General repair (COM-1620060): Issued after 3 mo (6.6× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$530/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; 3 demolitions.
5 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.
274 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-4 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 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 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 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
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 remodel / interior alteration (6030 Wardell Way): First appeared in published agency feed
Record RES-2623264 · 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 →Issued after 3 mo (6.6× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
Issued after 3 mo (6.6× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
Issued after 3 mo (6.6× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
Issued after 3 mo (6.6× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
Issued after 3 mo (6.6× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
Issued after 3 mo (6.6× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
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 |
|---|---|---|---|---|
| The Gb Group | General repair | 18 on parcel18 in ½ mi | $408,822 | 0 vs 7 prior |
| Lovotti | Plumbing / water heater / sewer | 3 on parcel3 in ½ mi | $84,404 | 0 vs 0 prior |
| Bottom Line Utility Solutions | Plumbing / water heater / sewer | 2 on parcel2 in ½ mi | $14,340 | 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 ($5,200/yr) + local voter-approved bond debt ($728/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.
−$21,567/yr
Cash needed: $114,400
NOI: $9,986/yr
P&I: $2,629/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 | −$2,024/mo | -21.2% | $4,643/mo | −$2,002/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$1,797/mo | -18.9% | $4,297/mo | −$1,663/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 | −$1,667/mo | -17.5% | $4,197/mo | −$1,405/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.
6457 village centre Dr / Window
install a retrofit window in the bathroom like for like size and location meets Title 24 requirements and egress
6465 Village Centre #6483 / WH
Replacement of two 80 gallon 76,000k natural gas water heaters Water heater change out. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
6465 Village Centre #6459 / WH
Replacement of two 80 gallon 76,000k natural gas water heaters Water heater change out. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
6465 Village Centre #6427 / WH
Replacement of two 80 gallon 76,000k natural gas water heaters Water heater change out. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
FIRE ALARM
EPC - REMOVE EXISTING, FAILING SILENT KNIGHT FIRE ALARM PANEL & REPLACING WITH NEW FIRE LITE ALARM PANEL SERVICE BUILDINGS 7-12 & REPLACING WITH A NEW FIRE LITE PANEL. NEW SMOKE DETECTOR TO BE INSTALLED ABOVE NEW PANEL.
CREEKSIDE VLG - FIRE PANEL C/O
EPC - REPLACE EXISTING FIRE ALARM WITH NEW ALARM. NEW SMOKE DETECTOR TO BE INSTALLED ABOVE NEW PANEL
EV Charging Station
Install Dual Port EV Charging Station (and related electrical supply) @ Office Bldg
DECK/STAIR REPAIR/REPLACEMENT
(6489 VILLAGE CENTRE) **SHARED PLANS** REMOVE/REPLACE BALCONIES (STACKS) TO INCLUDE POST, BEAMS, DECKING MATERIAL. REMOVE/REPLACE LANDINGS AT STAIR CASES TO INCLUDE BEAMS, JOISTS, DECKING MATERIAL. EXISTING STEEL STRINGERS AND CONCRETE TREADS TO REMAIN. ALL WORK LIKE FOR LIKE. **PLANS REVIEWED UNDER COM-1620044
DECK/STAIR REPAIR/REPLACEMENT
(6485 VILLAGE CENTRE) **SHARED PLANS** REMOVE/REPLACE BALCONIES (STACKS) TO INCLUDE POST, BEAMS, DECKING MATERIAL. REMOVE/REPLACE LANDINGS AT STAIR CASES TO INCLUDE BEAMS, JOISTS, DECKING MATERIAL. EXISTING STEEL STRINGERS AND CONCRETE TREADS TO REMAIN. ALL WORK LIKE FOR LIKE. **PLANS REVIEWED UNDER COM-1620044
DECK/STAIR REPAIR/REPLACEMENT
(6481 VILLAGE CENTRE) **SHARED PLANS** REMOVE/REPLACE BALCONIES (STACKS) TO INCLUDE POST, BEAMS, DECKING MATERIAL. REMOVE/REPLACE LANDINGS AT STAIR CASES TO INCLUDE BEAMS, JOISTS, DECKING MATERIAL. EXISTING STEEL STRINGERS AND CONCRETE TREADS TO REMAIN. ALL WORK LIKE FOR LIKE. **PLANS REVIEWED UNDER COM-1620044
DECK/STAIR REPAIR/REPLACEMENT
(6477 VILLAGE CENTRE) **SHARED PLANS** REMOVE/REPLACE BALCONIES (STACKS) TO INCLUDE POST, BEAMS, DECKING MATERIAL. REMOVE/REPLACE LANDINGS AT STAIR CASES TO INCLUDE BEAMS, JOISTS, DECKING MATERIAL. EXISTING STEEL STRINGERS AND CONCRETE TREADS TO REMAIN. ALL WORK LIKE FOR LIKE. **PLANS REVIEWED UNDER COM-1620044
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
4.16 acres
Assessor's classification for assessment purposes. This is not zoning.
6453 VILLAGE CENTRE DR; 6453 VILLAGE CENTRE DR # 101 # 101; 6453 VILLAGE CENTRE DR # 102 # 102
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 118-0290-005-0000. 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.
| Sierra Building A Low Voltage Integrator | Fire alarm / sprinkler | 2 on parcel2 in ½ mi | $10,000 | 0 vs 0 prior |
| Powersecure | Remodel / interior alteration | 1 on parcel1 in ½ mi | $5,000 | 0 vs 0 prior |
| Central Glass | Windows / doors / siding | 1 on parcel1 in ½ mi | $1,326 | 2 vs 2 prior |
| Kaiser Foundation Health Plan Recent nearby: 6600 Bruceville Rd (Sep 10, 2026) | Remodel / interior alteration | 12 in ½ mi | $5,183,611 | 17 vs 12 prior+42% |
| 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 |
| Asc Construction Services Recent nearby: 6489 Valley Hi Dr (Aug 21, 2024) | Addition (adds square footage) | 6 in ½ mi | $185,000 | 7 vs 6 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% |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage)On this parcel | 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) |
| Plumbing / water heater / sewerOn this parcel | 18,112 | 0d | 0d | 0d | 1d | 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.
DECK/STAIR REPAIR/REPLACEMENT
(6473 VILLAGE CENTRE) **SHARED PLANS** REMOVE/REPLACE BALCONIES (STACKS) TO INCLUDE POST, BEAMS, DECKING MATERIAL. REMOVE/REPLACE LANDINGS AT STAIR CASES TO INCLUDE BEAMS, JOISTS, DECKING MATERIAL. EXISTING STEEL STRINGERS AND CONCRETE TREADS TO REMAIN. ALL WORK LIKE FOR LIKE. **PLANS REVIEWED UNDER COM-1620044
DECK/STAIR REPAIR/REPLACEMENT
(6469 VILLAGE CENTRE) **SHARED PLANS** REMOVE/REPLACE BALCONIES (STACKS) TO INCLUDE POST, BEAMS, DECKING MATERIAL. REMOVE/REPLACE LANDINGS AT STAIR CASES TO INCLUDE BEAMS, JOISTS, DECKING MATERIAL. EXISTING STEEL STRINGERS AND CONCRETE TREADS TO REMAIN. ALL WORK LIKE FOR LIKE. **PLANS REVIEWED UNDER COM-1620044
DECK/STAIR REPAIR/REPLACEMENT
(6457 VILLAGE CENTRE) **SHARED PLANS** REMOVE/REPLACE BALCONIES (STACKS) TO INCLUDE POST, BEAMS, DECKING MATERIAL. REMOVE/REPLACE LANDINGS AT STAIR CASES TO INCLUDE BEAMS, JOISTS, DECKING MATERIAL. EXISTING STEEL STRINGERS AND CONCRETE TREADS TO REMAIN. ALL WORK LIKE FOR LIKE. **PLANS REVIEWED UNDER COM-1620044
DECK/STAIR REPAIR/REPLACEMENT
REMOVE/REPLACE BALCONIES (STACKS) TO INCLUDE POST, BEAMS, DECKING MATERIAL. REMOVE/REPLACE LANDINGS AT STAIR CASES TO INCLUDE BEAMS, JOISTS, DECKING MATERIAL. EXISTING STEEL STRINGERS AND CONCRETE TREADS TO REMAIN. ALL WORK LIKE FOR LIKE
REPAIR MAINTENANCE DRY REPAIR SHARED PLAN REVIEW COM-1613124 & COM-1613126
EXPEDITED -SHARED PLAN REVIEW COM-1613124 & COM-1613126 REMOVE LOWER ROTTED PORTION OF POST AND INSTALL NEW METAL POST CAP AND NEW LOWER 8X8 POST TO MATCH EXISTING PER PLAN.
REPAIR MAINTENANCE DRY REPAIR SHARED PLAN REVIEW COM-1613124 & COM-1613128
EXPEDITED -SHARED PLAN REVIEW COM-1613124 & COM-1613128 REMOVE LOWER ROTTED PORTION OF POST AND INSTALL NEW METAL POST CAP AND NEW LOWER 8X8 POST TO MATCH EXISTING PER PLAN.
REPAIR MAINTENANCE DRY REPAIR SHARED PLAN REVIEW COM-1613126 & COM-1613128
EXPEDITED -SHARED PLAN REVIEW COM-1613126 & COM-1613128 REMOVE LOWER ROTTED PORTION OF POST AND INSTALL NEW METAL POST CAP AND NEW LOWER 8X8 POST TO MATCH EXISTING PER PLAN.
Stair Repairs
Building #16 Repair dry rot damaged stairs and landings per approved plans.
Deck Repairs/Replacement
Shared Plans-Remove and replace 2 decks per approved plans. Plan review completed and approved under main activity Com-1603310
Deck Repairs/Replacement
Shared Plans-Remove and replace 3 decks per approved plans. Plan review completed and approved under main activity Com-1603310
Deck Repairs/Replacement
Shared Plans-Remove and replace bridge and 1 deck per approved plans. Plan review completed and approved under main activity Com-1603310
Deck Repairs/Replacement
Shared Plans-Remove and replace bridge and 1 deck per approved plans. Plan review completed and approved under main activity Com-1603310
Deck Repairs/Replacement
Shared Plans-Remove and replace 4 decks per approved plans. Plan review to be completed and approved under main activity com-1603310
Deck Repairs/Replacement
Shared Plans-Repair 1 beam and remove and replace 1 deck. Plan review to be completed and approved under main activity # Com-1603310
Deck Repairs/Replacement
Shared Plans-Remove and replace one beam at bridge and 2 decks per approved plans. Plan review to be completed and approved under main activity Com-1603310.
Deck Repairs/Replacement
Shared Plans-Remove and replace two beams at bridge and 4 decks per approved plans. Plans shared with Com-1603314, Com-1603318, Com-1603319, Com-1603321, Com-1603324, Com-1603326, and Com-1603329