Sacramento 95835 · Regency Park · APN 201-0540-028-0000 · City of Sacramento
Zoned R-3-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $575,000 ($506,000–$644,000).
Zone R-3-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
On-parcel permit history is indexed through May 8, 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)
36 substantial renovation & housing permits over 24 months (22.3 per 1,000 parcels vs. 30.4 citywide baseline) (#78 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Regency Park)
0.11 mi S in "Finaled / completed" stage — High-impact scale (48 housing units, $185,000 declared valuation across 9 permits).
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$575,000
Benchmark range: $506,000 – $644,000
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
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)
HVAC / heat pump (COM-2605041): Issued after 2 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$584/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: 21 homes completed, 14 permitted.
35 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.
259 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-3 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 hvac / heat pump (2300 Tesoro Ln): Status changed from Issued to Finaled
Record RES-2608570 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (281 Bill Bean Cir): First appeared in published agency feed
Record RES-2623552 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (5727 Honor Pkwy): First appeared in published agency feed
Record RES-2622648 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (1810 Charm Way): Status changed from Issued to Expired Permit
Record RES-2522032 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2001 Freya Walk): First appeared in published agency feed
Record RES-2623802 · 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 new single-family home (2001 Freya Walk): First appeared in published agency feed
Record RES-2622623 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (251 Rick Heinrich Cir): First appeared in published agency feed
Record RES-2622476 · 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 solar / battery storage (5631 John Runge St): First appeared in published agency feed
Record RES-2623549 · 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
Nearby plumbing / water heater / sewer (170 Montilla Cir): First appeared in published agency feed
Record RES-2622504 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2160 Mabry Dr): Status changed from Applied to Finaled
Record RES-2621488 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2160 Mabry Dr): Issued date changed from (blank) to 2026-09-28
Record RES-2621488 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (6 Wharfdale Pl): First appeared in published agency feed
Record RES-2622468 · 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 2 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
High-impact scale (48 housing units, $185,000 declared valuation across 9 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,611 parcels
−56.0% YoY
City baseline: 30.4 / 1k
36 in trailing 24m
Includes 0 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Central Glass | Windows / doors / siding | 3 on parcel3 in ½ mi | $3,459 | 2 vs 2 prior |
| Heim Boys Heating And Air | HVAC / heat pump | 2 on parcel2 in ½ mi | $18,000 | 0 vs 0 prior |
| Browns Heating And Air | HVAC / heat pump | 1 on parcel1 in ½ mi | $8,200 | 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 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 ($5,750/yr) + local voter-approved bond debt ($805/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.
−$18,724/yr
Cash needed: $126,500
NOI: $16,166/yr
P&I: $2,908/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 | −$1,888/mo | -17.9% | $5,257/mo | −$1,846/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,850/mo | −$1,560/mo | -14.8% | $4,866/mo | −$1,357/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 | −$1,372/mo | -13.0% | $4,753/mo | −$985/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 ↗
2101 Zurlo Way com HVAC permit minor no plans
HVAC Permit: Like or like HVAC change out-1.5 tons, 14.3 SEER2, hydronic HVAC split system, furnace mounted in ceiling. Outdoor condenser located on the ground. The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%. CF-1R-ALT-HVAC on file: Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
2101 Zulo Way Clubhouse HVAC C/O
HVAC C/O in Clubhouse 3.5T gas furnace split system AC; 225 lbs
2101 Zurlo Way #5101 com water heater permit
Water Heater Permit: Replace 40 gal water heater, like for like with upgrades to code standards. 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 CRC sections R315 & R314.
2101 Zurlo Way #15202 com HVAC permit minor no plans
HVAC Permit: Remove and replace like for like hydronic system. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
2101 Zurlo Way #6203 com minor window permit no plans
Window Permit: Install 1 nail on window in the bedroom, like for like size and end location. Mets title 24 and egress. The egress windows will meet the code requirements enforced at the time the structure was permitted. The structure was built in 2006. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
No Duct Work Permitted. Change-out Condenser/Coil Only (Split System) to Condenser/Coil Only (Split System). The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%.
2101 ZURLO WY #2103 - 2 Window Change Out
Install 2 retrofits windows in the guest bedrooms. Like for like sizes and locations.
2101 ZURLO WAY APT 2102 - WINDOW
C/O (1) WINDOW IN 2ND BEDROOM. LIKE FOR LIKE SIZE AND LOCATION. MEETS TITTLE 24 AND EGRESS. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
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
8.44 acres
Assessor's classification for assessment purposes. This is not zoning.
2101 ZURLO WAY; 2101 ZURLO WAY APT 10101 APT 10101; 2101 ZURLO WAY APT 10102 APT 10102
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 201-0540-028-0000. 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.
| Americas Plumbing | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $3,387 | 0 vs 0 prior |
| Syncon Homes Of California Recent nearby: 2001 Freya Walk (Oct 23, 2026) | New single-family home | 52 in ½ mi | $12,512,428 | 75 vs 45 prior+67% |
| Jet Industries Recent nearby: 2043 Rose Arbor Dr (Oct 14, 2016) | New duplex / half-plex | 39 in ½ mi | $11,457,273 | 0 vs 0 prior |
| Clark Wagaman Designs Recent nearby: 131 Rock House Cir (Sep 5, 2025) | Addition (adds square footage) | 9 in ½ mi | $61,496 | 14 vs 41 prior−66% |
| Connected Technology Recent nearby: 311 Bill Bean Cir (Aug 17, 2026) | Remodel / interior alteration | 9 in ½ mi | $27,712 | 117 vs 248 prior−53% |
| Rose Remodeling Recent nearby: 161 N Mill Valley Cir (Mar 30, 2026) | Remodel / interior alteration | 6 in ½ mi | $198,907 | 86 vs 76 prior+13% |
| PBC Enterprises Recent nearby: 5761 Herbal Way (Apr 7, 2023) | Addition (adds square footage) | 6 in ½ mi | $168,534 | 16 vs 21 prior−24% |
| 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) |
| HVAC / heat pumpOn this parcel | 19,324 | 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.