Sacramento 95835 · Natomas Park · APN 201-0480-033-0000 · City of Sacramento
Zoned R-1-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $602,000 ($530,000–$674,000).
Zone R-1-PUD allows residential use qualifying for ministerial ADU review under state law (1 ADU permit 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 (7 total permits, latest Oct 8, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Zone A99: 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.
$602,000
Benchmark range: $530,000 – $674,000
Closest lead: Accessory dwelling unit at 9 Skipton Ct (0.2 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 (~$609/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: 8 homes completed, 1 permitted; 1 commercial or mixed-use project.
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.
542 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-1 as single-family 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.
Permit issued and active for 2.2 yr (first record Sep 5, 2024), with no completion or new permit record in 11 mo. · 1 unit · $300,000 declared valuation
Nearby remodel / interior alteration (2325 Donner Pass Ave): First appeared in published agency feed
Record RES-2622038 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (136 Mike Gartrell Cir): Status changed from Issued to Finaled
Record RES-2613098 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (430 Barnhart Cir): First appeared in published agency feed
Record RES-2623780 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (5350 Dunlay Dr 1011): Status changed from Issued to Finaled
Record RES-2613128 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (5350 Dunlay Dr 1416): Status changed from Issued to Finaled
Record COM-2620417 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2534 Heritage Park Ln): First appeared in published agency feed
Record RES-2623525 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (5350 Dunlay Dr 512): Status changed from Issued to Finaled
Record RES-2610141 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (20 Montilla Cir): Status changed from Issued to Finaled
Record RES-2617507 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (175 Mike Gartrell Cir): First appeared in published agency feed
Record RES-2623866 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (5820 Pescadero Ln): Status changed from Issued to Finaled
Record RES-2525521 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (5469 Gracen Way): Status changed from Issued to Expired Permit
Record RES-2520104 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (5571 Kalispell Way): Status changed from Plan Check Target to Ready-to-Issue
Record RES-2621150 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (5546 Brampton Way): First appeared in published agency feed
Record RES-2623546 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (5590 Dalhart Way): First appeared in published agency feed
Record RES-2621925 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (111 Montilla Cir): First appeared in published agency feed
Record RES-2622797 · 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 2.2 yr (first record Sep 5, 2024) with no new permit activity recorded in 11 mo.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 4,537 parcels
−32.9% YoY
City baseline: 30.4 / 1k
132 in trailing 24m
Includes 1 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Connected Technology | Remodel / interior alteration | 1 on parcel28 in ½ mi | $44,261 | 117 vs 248 prior−53% |
| North Valley | Plan revision / deferred submittal | 2 on parcel2 in ½ mi | $29,000 | 0 vs 0 prior |
| Sun Metrics | Plan revision / deferred submittal | 2 on parcel2 in ½ mi | $25,000 |
| 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 95835
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 ($6,000/yr) + local voter-approved bond debt ($840/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.
−$20,526/yr
Cash needed: $132,000
NOI: $15,881/yr
P&I: $3,034/mo
For $0/mo net cash flow
At $2,850/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 | $2,622/mo | −$2,038/mo | -18.5% | $5,467/mo | −$1,998/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,850/mo | −$1,711/mo | -15.6% | $5,060/mo | −$1,509/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $3,021/mo | −$1,523/mo | -13.8% | $4,942/mo | −$1,137/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 RES-2618749
REVISION TO RES-2618749: PLANS HAVE BEEN UPDATED TO UPSIZE THE NEW SUB PANEL FROM 125A TO 200A. CHANGE THESUB PANEL FEEDER OCPD IN THE MSP FROM 60A TO 125A AND MOVE BOTH 60A POWERWALL OCPs FROM THE MSP INTO THE SUB PANEL.
INSTALL ESS AND NEW 125A SUBPANEL
0kw Solar PV System, 27 kw PV Storage System Size and 0gal Solar WH System (water heater installed null)., 125A Subpanel. All supply side connections, main breaker change-out, and/or panel upgrade will require a second inspection. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314, Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt). REVISION SUBMITTED UNDER RES-2622473: PLANS HAVE BEEN UPDATED TO UPSIZE THE NEW SUB PANEL FROM 125A TO 200A. CHANGE THESUB PANEL FEEDER OCPD IN THE MSP FROM 60A TO 125A AND MOVE BOTH 60A POWERWALL OCPs FROM THE MSP INTO THE SUB PANEL.
E-Permit: Gas Line replacement, repair, or new leg, 60 L.F.
Install EV Charger
EV charger install: Add new 60 amp circuit and run approximately 10’ 6 AWG wire in ¾” EMT conduit with 10 AWG ground to new Tesla Wall Connector. Charger uses 48 Amps. Overcurrent protection device: 60 amp, 2 pole Square D breaker, 10,000 AIC. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
Change-out installation of Gas - 075 gallon to Electric - 052 gallon, located inside building, screening not required.
REVISION TO RES-1911544
REVISION TO RES-1911544: MODULE LAYOUT CHANGED - PER INSPECTION CORRECTION NOTICE.
10.72kw Solar system - (32) roof-mounted modules
10.72kw Solar PV System, Where scope of work includes a main breaker change-out and/or panel upgrade, ALL supply side connections, will require a second inspection. Smoke & Carbon Monoxide Alarms required per CRC sections R314 & R315. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Residences built after January 1, 1994 are exempt). Changes in this scope require PRE-approval from Building Department. Access to perform inspection/s must be provided by the Party requesting the inspection. ****REVISION TO RES-1911544: MODULE LAYOUT CHANGED - PER INSPECTION CORRECTION NOTICE.*****
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
0.15 acres
Assessor's classification for assessment purposes. This is not zoning.
5532 ELKHART ST
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 201-0480-033-0000. 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.
| 0 vs 0 prior |
| Super Brothers Plumbing Heating And Air | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $4,250 | 21 vs 2 prior |
| All Ways Plumbing | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $1,600 | 0 vs 0 prior |
| Jet Industries Recent nearby: 2019 Rose Arbor Dr (Oct 14, 2016) | New duplex / half-plex | 39 in ½ mi | $11,457,273 | 0 vs 0 prior |
| Ev Electric Residential Merged: E V ELECTRIC RESIDENTIAL LLC · EV ELECTRIC RESIDENTIAL LLC Recent nearby: 2716 Macon Dr (Aug 19, 2024) | Remodel / interior alteration | 15 in ½ mi | $13,823 | 1 vs 219 prior−100% |
| Clark Wagaman Designs Recent nearby: 131 Rock House Cir (Sep 5, 2025) | Addition (adds square footage) | 9 in ½ mi | $66,954 | 14 vs 41 prior−66% |
| Syncon Homes Of California Recent nearby: 2079 Freya Walk (Nov 6, 2025) | New single-family home | 8 in ½ mi | $2,141,128 | 75 vs 45 prior+67% |
| Premier Pools Recent nearby: 5538 Dalhart Way (Nov 12, 2021) | Pool / spa | 8 in ½ mi | $557,726 | 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 improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Solar / battery storageOn this parcel | 3,950 | 0d | 3d | 8d | 27d | 2d |
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.