Sacramento 95835 · RP - Sports Complex · APN 225-0040-053-0000 · 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 $510,000 ($449,000–$571,000).
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 Oct 16, 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)
26 substantial renovation & housing permits over 24 months (48.1 per 1,000 parcels vs. 30.4 citywide baseline) (#71 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (RP - Sports Complex)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$510,000
Benchmark range: $449,000 – $571,000
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)
Closest lead: Extended Stay Hotel (0.47 mi S, 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)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$522/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 commercial or mixed-use project.
1 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.
228 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-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.
In "Fee estimate" for 4.1 yr (since Oct 25, 2022), with no new permit record in 4.1 yr. · $15,000,000 declared valuation
In "In review" for 12 mo (since Oct 30, 2025), with no new permit record in 12 mo. · $11,329,083 declared valuation
Nearby hvac / heat pump (1921 Delafield Way): Status changed from Issued to Finaled
Record RES-2616393 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (1921 Delafield Way): Description text was updated
Record RES-2616393 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (4630 Natomas Blvd): First appeared in published agency feed
Record COM-2622715 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2019 N Bend Dr): First appeared in published agency feed
Record RES-2623800 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (220 Aviator Cir): Status changed from Issued to Finaled
Record RES-2609679 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (70 Ainger Cir): Status changed from Issued to Finaled
Record RES-2616969 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (91 Arches Cir): First appeared in published agency feed
Record RES-2622607 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (2053 Blackridge Ave): Status changed from Issued to Expired Permit
Record RES-2507742 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (1900 Danbrook Dr 822): First appeared in published agency feed
Record RES-2622583 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2304 Minden Way): First appeared in published agency feed
Record RES-2623493 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (4823 Crest Dr): First appeared in published agency feed
Record RES-2622143 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (1978 Del Paso Rd 160): Status changed from Plan Check Target to Process Wait
Record COM-2617701 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1825 Hawkhaven Way): First appeared in published agency feed
Record RES-2622408 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (2094 Fenmore Way): Status changed from Issued to Finaled
Record RES-2620300 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (40 Ainger Cir): First appeared in published agency feed
Record RES-2623367 · 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 4.1 yr (since Oct 25, 2022), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($15,000,000 declared valuation across 1 permit).
In "In review" for 12 mo (since Oct 30, 2025), exceeding the 241d median and 334d 75th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($11,329,083 declared valuation across 2 permits).
High-impact scale ($1,339,407 declared valuation across 8 permits).
High-impact scale ($1,771,584 declared valuation across 40 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 541 parcels
−47.1% YoY
City baseline: 30.4 / 1k
26 in trailing 24m
Includes 0 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Sea Heating And Air Conditioning | HVAC / heat pump | 3 on parcel3 in ½ mi | $16,700 | 0 vs 0 prior |
| Central Glass | Windows / doors / siding | 2 on parcel2 in ½ mi | $2,447 | 2 vs 2 prior |
| Olive Grove Recent nearby: 2210 Del Paso Rd A (Jun 14, 2021) | Commercial tenant improvement | 8 in ½ mi | $626,500 |
| 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 ($5,100/yr) + local voter-approved bond debt ($714/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.
−$14,039/yr
Cash needed: $112,200
NOI: $16,907/yr
P&I: $2,579/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 | −$1,497/mo | -16.0% | $4,712/mo | −$1,451/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,850/mo | −$1,170/mo | -12.5% | $4,362/mo | −$962/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 | −$982/mo | -10.5% | $4,260/mo | −$590/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 ↗
4850 NATOMAS BLVD #917 WINDOW C/O
UNIT #917 INSTALL ONE RETROFIT WINDOW IN THE MASTER BEDROOM. LIKE FOR LIKE SIZE AND LOCATION MEETS 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 (2003). CARBON MONOXIDE & SMOKE ALARMS REQUIRED. REFERENCE CRC SECTIONS R310.1 & R311.1. ALL WORK IS SUBJECT TO FIELD INSPECTION.
4850 Natomas Blvd. #1134 com minor window permit no plans
Window Permit: FOR UNIT 1134-Install one retrofit window in the living room, like for like in size and location. The egress windows will meet the code requirements enforced at the time the structure was permitted. The structure was built in 2003, Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
MIRAMONTE PROPERTY, HVAC GROUND MOUNT C/O
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.
HVAC - Condenser C/O
HVAC CONDENSER C/O ONLY :: 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 2013 CRC sections R315 & R314.
MIRAMONTE KS - HVAC
4850 NATOMAS BLVD (BUILDING #3) UNIT #335. CHANGE OUT CONDENSER ON GROUND (LIKE FOR LIKE).
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
14.43 acres
Assessor's classification for assessment purposes. This is not zoning.
4850 NATOMAS BLVD; 4850 NATOMAS BLVD # 1011 # 1011; 4850 NATOMAS BLVD # 1012 # 1012
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 225-0040-053-0000. 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 |
| Premier Pools Recent nearby: 5001 Crest Dr (Nov 4, 2021) | Pool / spa | 8 in ½ mi | $426,048 | 0 vs 0 prior |
| Connected Technology Recent nearby: 2224 Minden Way (Oct 19, 2023) | Remodel / interior alteration | 8 in ½ mi | $7,919 | 117 vs 248 prior−53% |
| John F Otto Recent nearby: 2601 New Market Dr (Sep 12, 2019) | New commercial / non-residential building | 6 in ½ mi | $18,430,727 | 0 vs 0 prior |
| Creative Patio Works Recent nearby: 39 Ainger Cir (Feb 11, 2026) | Addition (adds square footage) | 6 in ½ mi | $41,760 | 2 vs 6 prior |
| Clark Wagaman Designs Recent nearby: 2159 Blackridge Ave (Sep 27, 2022) | Addition (adds square footage) | 6 in ½ mi | $36,389 | 14 vs 41 prior−66% |
| B Davis Recent nearby: 4710 Natomas Blvd (Jan 26, 2017) | Remodel / interior alteration | 4 in ½ mi | $303,500 | 1 vs 1 prior |
| Grb Builders Recent nearby: 12 Rosebriar Ct (Jan 10, 2024) | Remodel / interior alteration | 3 in ½ mi | $110,000 | 0 vs 1 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) |
| 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.