272 Shiplap Cir

Sacramento 95835 · Natomas Creek · APN 201-1650-063-0000 · City of Sacramento

Property brief (PDF)Timeline ↓Calculator ↓Official records ↓

For saleLast soldEst. price

What's changing nearby

Since October 2024 within ½ mile: 92 homes completed, 53 permitted, 12 proposed or in review.

159 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.

428 permits within ½ mile since October 2024

New construction137 · 137 units
Adds housing (ADU)2 · 2 units
Additions & renovations44
Building systems196
Repairs15
Other34

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.

Explore projects on the map →Explore sales & prices →

Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Oct 1, 2026 · Retrieved Oct 22, 2026

Estimated price, listing status & sales records

Benchmark valuation & transaction history

Estimated PriceZHVI + ACS + Permits

$201,000

Benchmark range: $177,000 – $225,000

Listing StatusOff Market

Not currently listed for sale

Compare nearby sales & prices on map →

Last Sold & Tax Roll

No deed price in open GIS feed

Verify on Assessor Parcel Viewer

How this estimated price is calculated (ZIP ZHVI + Neighborhood ACS + Permit Model)

Model monthly ownership cost ↓

1. Area home value baseline: 70% ZIP 95835 Zillow ZHVI ($563,341, September 2026) + 30% Natomas Creek ACS median ($598,824); $573,986
2. Parcel & lot adjustment (0.35×): Assessor land use indicates vacant land (0.35× improved baseline); −$373,091
3. Documented permitted improvements: No recent value-adding ADU, addition, or remodel permits recorded on this parcel; +$0

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.

What could be built here

A screen, not a determination

ADU or junior ADU

Likely eligible

Zoned R-1A (two-family residential): state law allows ADUs where homes are allowed.
The assessor lists the lot as vacant: an ADU needs an existing or proposed main home.

What we couldn't check (4)

Setbacks, height and size limits in the local ADU ordinance
Utility and sewer capacity, fire access
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: two homes on the lot

Can't tell

Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.

What we couldn't check (6)

Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Rent-controlled or deed-restricted affordable housing on the lot
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Local SB 9 standards (size, setbacks, parking)
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: split into two lots

Can't tell

Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.

What we couldn't check (6)

Owner-occupancy: the applicant must sign an affidavit to live in one of the homes for 3 years
Whether the lot was created by an earlier SB 9 split, or the owner split an adjacent lot
Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

Mapped hazards on this lot

Fire hazard severity zone: Not in a State-mapped zone
FEMA flood zone: Zone A99: 1% annual chance flood (Special Flood Hazard Area)FIRM panel 06067C0045J, effective June 16, 2015. Official flood map
Earthquake fault zone: Not in an Alquist-Priolo Earthquake Fault Zone

Built nearby: within ¼ mile since October 2023

New single-family home65
Accessory dwelling unit (new or conversion)2

See them on the map →

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 Oct 22, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Oct 26, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Oct 26, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Oct 26, 2026) · Zoning classes: our classification of R-1A as two-family residential, checked against the zone description on Oct 24, 2026

Property & area intelligence timeline

77 events

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.

202615 events

Oct 23, 2026 – Oct 23, 2026Snapshot windowNearby snapshot change
0.43 mi W
Nearby permit (c3369f3a1af9d591fdd99821d2e88fc3b80f7886): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 23, 2026Snapshot windowNearby snapshot change
0.33 mi W
Nearby permit (e1b9ea5274e5b2df4e9035d52e22960d27093c29): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 23, 2026Snapshot windowNearby snapshot change
0.31 mi W
Nearby permit (2b899b35fa87457f96c6f0699470b7077222fc6b): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 23, 2026Snapshot windowNearby snapshot change
0.32 mi W
Nearby permit (9eaea4d337aee751572fda5c6b1dacf09c4fcfc3): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 23, 2026Snapshot windowNearby snapshot change
0.36 mi W
Nearby permit (bd85d482afbc2d01bbf024d239c85c26469387e9): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 23, 2026Snapshot windowNearby snapshot change
0.31 mi W
Nearby permit (5376d5317f147c1305922254ce8d786e5fb238ac): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 23, 2026Snapshot windowNearby snapshot change
0.41 mi W
Nearby permit (6ab7b2aa174181cdacf094d3065332724e3386f0): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 23, 2026Snapshot windowNearby snapshot change
0.37 mi W
Nearby permit (ff70a31bfb1404c97243e88fc999af58af203e9c): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 23, 2026Snapshot windowNearby snapshot change
0.4 mi W
Nearby permit (fec3f965fdec73299b6ecd55f459ba899148fe8e): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 23, 2026Snapshot windowNearby snapshot change
0.43 mi W
Nearby permit (8dfa771060f9b4bba485f6051b37cfd57c055607): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
September 2026Market trend
ZIP 95835
ZIP 95835 typical home value: $563,341 (−1.8% year-over-year)
Latest published Zillow Home Value Index (ZHVI) update
Changed from $573,683 in September 2025 to $563,341 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95835 (not a parcel appraisal)
Sep 18, 2026Nearby project · Issued
210 ft SE
New home at 349 Shiplap Cir — Issued
349 Shiplap Cir · 1 unit · $387,989 valuation
Records span Jul 14, 2026 to Sep 18, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Sep 18, 2026Nearby project · Issued
180 ft SE
New home at 341 Shiplap Cir — Issued
341 Shiplap Cir · 1 unit · $370,638 valuation
Records span Jul 14, 2026 to Sep 18, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Sep 18, 2026Nearby project · Issued
280 ft S
New home at 3332 Shaker Way — Issued
3332 Shaker Way · 1 unit · $386,315 valuation
Records span Aug 19, 2026 to Sep 18, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Sep 17, 2026Nearby project · In review
0.44 mi SW
New home at 3536 Pirate Cove Way — In review
3536 Pirate Cove Way · 1 unit · $409,313 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)

Showing 15 of 77 timeline events

Recorded sales & deed transfers: California county recorders do not publish open bulk deed-transfer feeds without owner-PII restrictions, so individual sale deeds are not redistributed here. For official assessment roll and recorded transfer history in City of Sacramento, inspect Assessor Parcel Viewer ↗.

Development graph & closer investigation

0 investigation leads

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 →

Developments deserving closer investigation (0)

On this parcel & within ½ mile

No active projects on this parcel or within ½ mile currently exceed empirical 75th-percentile review-time thresholds or high-scale alerts.

Neighborhood renovation & housing momentum: Natomas Creek

Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,672 parcels

Rank #72 of 102 neighborhoods in acceleration

Last 12m vs prior 12m: 8 vs 16 permits
24m rate per 1,000 parcels: 14.4
5-year substantial permits: 77
Housing additions (24m): 44 units

Ownership & rental scenario calculator

Prop 13 tax estimate & area benchmarks

Area rent & home-value benchmarks (kept separate from your assumptions)

Click any benchmark to pre-fill the calculator

HUD Small Area Fair Market Rent · ZIP 95835

HUD FY 2026 · 40th-percentile gross rent

Census ACS 5-year median gross rent (all bedroom counts combined):

Natomas Creek$2,589±$226

ZIP 95835$2,213±$80

Area home-value benchmarks (not an appraisal)

ZIP & neighborhood medians

Zillow ZHVI · ZIP 95835(as of September 2026)Data provided by Zillow · typical mid-tier home value in ZIP

$563,341

ACS Median Home Value · Natomas CreekCensus ACS 2020–2024 owner-occupied self-reported median

$599,000±$18,600

ACS Median Home Value · ZIP 95835Census ACS 2020–2024 owner-occupied self-reported median

$606,000±$12,000

1. Purchase, financing & Prop 13 tax reassessment

Purchase price ($)Down payment (%)$40,000Interest rate (%)Loan termClosing costs (%)$4,000

Prop 13 post-purchase property tax estimate

$228/mo ($2,730/yr · 1.36%)

Under 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 ($2,000/yr) + local voter-approved bond debt ($280/yr) + fixed direct levies/Mello-Roos ($450/yr).

Voter bond rate (%)$280/yrDirect levies / Mello-Roos ($/yr)Check Assessor Parcel Viewer ↗

2. Your rent & operating assumptions

Monthly gross rent ($)Your assumptionVacancy allowance (%)−$143/moManagement (%)$217/moMaintenance (%)$143/moCapEx reserve (%)$143/moInsurance ($/mo)$3,300/yrHOA dues ($/mo)Owner utilities ($/mo)

Mapped hazard zone insurance context on this parcel:

Parcel intersects a FEMA Special Flood Hazard Area (Zone A99: 1% annual chance flood (Special Flood Hazard Area)). Federally backed mortgages require flood insurance in SFHA zones.

3. Scenario results (based on your assumptions)

Net monthly cash flow: +$692
Cash-on-cash return: 18.9%
Cap rate (Year 1 NOI): 10.22%
DSCR (NOI / debt): 1.68x
Break-even gross rent: $1,956/mo
Break-even vacancy: 31.4%

Monthly cash-flow breakdown (Effective gross $2,708 − Operating $1,004 − Debt $1,011)

Gross scheduled rent$2,850

Vacancy allowance (5%)−$143

Effective gross income$2,708

Prop 13 property tax (1.36%)−$228

Property insurance−$275

Management (8%), maintenance (5%) & CapEx (5%)−$502

Net Operating Income (NOI)+$1,703

Mortgage principal & interest (160,000 loan)−$1,011

Net monthly cash flow+$692

4. Sensitivity & rent-stabilization ceiling (City of Sacramento)

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	+$365/mo	9.9%	$2,113/mo	+$436/mo
Base (your inputs)	Your entered assumptions, 3.0%/yr rent growth	$2,850/mo	+$692/mo	18.9%	$1,956/mo	+$925/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	+$880/mo	24.0%	$1,910/mo	+$1,297/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 ↗

Common statutory exemption signals under AB 1482

Housing issued a certificate of occupancy within the last 15 years (rolling exemption under AB 1482).
Separately alienable single-family homes or condominiums not owned by a corporation, REIT, or LLC with a corporate member (when required statutory notice is in the lease).
Owner-occupied duplexes where the owner occupied one unit from the start of the tenancy.

Development projects on this parcel

New home at 272 Shiplap Cir
Issued1 unitsApr 24, 2026 – Jun 11, 2026

We group related permits and State housing reports into projects. That grouping is our inference, not an official record.

Permit history on this parcel

1 records

New single-family homeRES-2608222
Terrace Park Plan 3B Lot 63
New, Plan Number Plan 3, Elevation B, Single Family, 2 Story, R-3 Residential, 1-2 family, MP-2400434, 760 1st Floor habitable Sq. Ft., 1251 2nd Floor habitable Sq. Ft., 0 3rd Floor habitable Sq. Ft., 431 Garage Sq. Ft., 88 Sq. Ft. Roof Cover, Option Package Base Model, Base package Elevations A, B, C, Solar Option Package Solar Package 01, 4.05 KW.
New, Plan Number Plan 3, Elevation B, Single Family, 2 Story, R-3 Residential, 1-2 family, MP-2400434, 760 1st Floor habitable Sq. Ft., 1251 2nd Floor habitable Sq. Ft., 0 3rd Floor habitable Sq. Ft., 431 Garage Sq. Ft., 88 Sq. Ft. Roof Cover, Option Package Base Model, Base package Elevations A, B, C, Solar Option Package Solar Package 01, 4.05 KW.
Applied
Apr 24, 2026
Issued
Jun 11, 2026
Recorded status
Issued as of Oct 1, 2026
Declared valuation
$387,989

Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Oct 1, 2026 · Retrieved Oct 22, 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.

Housing activity reported to the State

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 Oct 26, 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.

Zoning & planning

Zoning: R-1A-PUD: Single-Unit or Duplex Dwelling Zone code
2040 General Plan designation: Neighborhood policy

Source: City of Sacramento CDD, Zoning · Geography: zoning district polygon at parcel point · Source updated Oct 10, 2026 · Retrieved Oct 22, 2026

Parcel facts

Lot size: 3,985 sq ft
Tax rate area: 03326
Assessor land use: Vacant · Site (Under 2ac)
Addresses on parcel: 1

Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Oct 25, 2026 · Retrieved Oct 25, 2026

Official records

Assessor Parcel Viewer
Assessed values and limited building characteristics (Sacramento County Assessor)
Assessed value lookup
Current roll value. This is assessed value, not market value.
Property tax bill
Search by parcel number 201-1650-063-0000. Shows direct levies and special assessments.
City permit portal (Accela)
Search the city's permit system by address or record number
FEMA Flood Map Service Center
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.

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

+$365/mo

9.9%

$2,113/mo

+$436/mo

Base (your inputs)

Your entered assumptions, 3.0%/yr rent growth

$2,850/mo

+$692/mo

18.9%

$1,956/mo

+$925/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

+$880/mo

24.0%

$1,910/mo

+$1,297/mo