Sacramento 95834 · RP - Sports Complex · APN 225-0070-081-0000 · City of Sacramento
Zoned EC-65-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $634,000 ($558,000–$710,000).
Public building records show issued construction/renovation work on this parcel (25 total permits, latest Aug 30, 2022).
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)
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.
$634,000
Benchmark range: $558,000 – $710,000
Plan revision / deferred submittal (SUB-1919619): Pending in review for 7.1 yr (63.2× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Homecoming at Creekside (0.18 mi N, 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 (~$640/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: 26 homes completed, 187 proposed or in review; 2 commercial or mixed-use projects.
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.
88 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 EC as commercial, 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 23 mo (since Dec 19, 2024), with no new permit record in 23 mo. · 186 units · $42,986,912 declared valuation
In "In review" for 4.5 yr (since Apr 29, 2022), with no new permit record in 19 mo. · $95,809,400 declared valuation
Nearby sign (2731 Del Paso Rd 110): Status changed from Processing to Issued
Record SIG-2620256 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (2731 Del Paso Rd 110): Issued date changed from (blank) to 2026-10-14
Record SIG-2620256 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (2731 Del Paso Rd 110): Project name changed from SIGNS to SIGNS - FIRE WINGS
Record SIG-2620256 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (4450 E Commerce Way): Status changed from Issued to Finaled
Record COM-2609186 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2935 Chatelet Walk): Status changed from Issued to Finaled
Record RES-2619609 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (2700 Del Paso Rd): First appeared in published agency feed
Record COM-2622813 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (2951 Benefit Way): First appeared in published agency feed
Record COM-2622334 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (2701 Del Paso Rd): First appeared in published agency feed
Record SIG-2623158 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Latest published Zillow Home Value Index (ZHVI) update
Changed from $531,122 in September 2025 to $515,690 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95834 (not a parcel appraisal)
2 Sports Pkwy · 1 unit · $210,000 valuation
Records span Sep 23, 2026 to Sep 24, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2764 Patent Dr · 20 units · $2,574,478 valuation
Records span Oct 4, 2019 to Dec 17, 2025 (54 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Annual ZIP 95834 home-value index checkpoint
Changed from $546,833 in September 2024 to $531,122 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95834 (not a parcel appraisal)
11 Advantage Ct · 1 unit · $32,755 valuation
Records span Oct 6, 2022 to Apr 24, 2025 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
9 Advantage Ct · 1 unit · $32,755 valuation
Records span Oct 7, 2022 to Apr 24, 2025 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
7 Advantage Ct · 1 unit · $44,605 valuation
Records span Oct 7, 2022 to Apr 24, 2025 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project 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 23 mo (since Dec 19, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (186 housing units, $42,986,912 declared valuation across 1 permit).
In "In review" for 4.5 yr (since Apr 29, 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 ($95,809,400 declared valuation across 5 permits).
Pending in review for 7.1 yr (63.2× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Pending in review for 7.2 yr (64.6× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Pending in review for 9.2 yr (82.0× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Pending in review for 9.4 yr (83.7× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
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 |
|---|---|---|---|---|
| Buzz Oates Construction | Commercial tenant improvement | 5 on parcel32 in ½ mi | $9,299,268 | 9 vs 5 prior |
| Marketone Builders | Commercial tenant improvement | 5 on parcel12 in ½ mi | $3,516,035 | 10 vs 13 prior−23% |
| Icon General Contractors | Commercial tenant improvement | 6 on parcel10 in ½ mi |
| 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 95834
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 ($6,350/yr) + local voter-approved bond debt ($889/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.
−$28,157/yr
Cash needed: $139,700
NOI: $10,373/yr
P&I: $3,211/mo
For $0/mo net cash flow
At $2,300/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 | $2,116/mo | −$2,611/mo | -22.4% | $5,760/mo | −$2,596/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,300/mo | −$2,346/mo | -20.2% | $5,332/mo | −$2,201/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,438/mo | −$2,195/mo | -18.9% | $5,208/mo | −$1,901/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 ↗
FPP-2450 Del Paso Road REMODEL SUITE 150
EPC - EXPEDITED - 1. CONSTRUCTION OF NEW DECORATIVE GWB PILASTERS AND SOFFITS 2. NEW FINISHES 3. NEW LIGHTING
FPP - 2450 Del Paso Rd #130
EPC - EXPEDITED - Suite #130 - Construct New Interior Partitions. New Plumbing Fixtures. New Electrical Outlets. New Lighting. Relocate Existing Mechanical Ducts and Registers. New Finishes. Fire Alarm and Sprinkler Modifications.
EV Charger
EPC - Add (2) double electric car chargers.
REVISION TO FPP-1920190
EXPEDITED - REVISION TO FPP-1920190: ADDED SPRINKLER IN ROOM 209 CLOSET.
REVISION TO FPP-1915554
EXPEDITED - REVISION TO FPP-1915554: SHEET FA-4 UPDATED TO REFLECT FIELD CONDITIONS. REMOVED AND RELOCATED AS SHOWN ON PLANS
Suite 105
EXPEDITED - REVISION TO FPP-1915554-Head legend updated to reflect existing conditions, head symbols changed, storage room layout changed. (sprinkler layout only not the room layout)
Suite 250
EXPEDITED - EPC - Suite 250, Remodel of Commercial Building - TI in existing demoed space. Build out includes new private offices, new open work area, new break area w/ kitchenette, related mechanical, electrical, plumbing, and fire alarm and sprinkler work. FPP. **SEE FPP-2003050: ADDED SPRINKLER IN ROOM 209 CLOSET**
Suite 250
Suite 250, Remodel of Commercial Building - TI in existing demoed space. Build out includes new private offices, new open work area, new break area w/ kitchenette, related mechanical, electrical, plumbing, and fire alarm and sprinkler work. FPP.
Suite 105
EXPEDITED - EPC - Suite 105, Remodel of Commercial Building - TENANT IMPROVEMENT WORK IN EXISTING SUITE INCLUDES DEMOLITION OF WALL AND PORTION OF CEILING, CONSTRUCTION OF NEW DEMISING WALL AND WALLS FOR CONFERENCE ROOM AND STORAGE AND INSTALLATION OF A PORTION OF CEILING. ACCESSIBILITY UPGRADES,FINISHES UPGRADES AND RELATED MECH,ELEC, FS & FA WORK. Revision FPP-1922334-Fire Sprinkler Changes Revision FPP-1924150: SHEET FA-4 UPDATED TO REFLECT FIELD CONDITIONS. REMOVED AND RELOCATED AS SHOWN ON PLANS
Suite 105
Suite 105, Remodel of Commercial Building - TENANT IMPROVEMENT WORK IN EXISTING SUITE INCLUDES DEMOLITION OF WALL AND PORTION OF CEILING, CONSTRUCTION OF NEW DEMISING WALL AND WALLS FOR CONFERENCE ROOM AND STORAGE AND INSTALLATION OF A PORTION OF CEILING. ACCESSIBILITY UPGRADES,FINISHES UPGRADES AND RELATED MECH,ELEC, FS & FA WORK.
Remodel
EXPEDITED - R/R (1) boiler in the equipment area on the ground.
REROOF
E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 546 squares of TPO Single Ply. CRRC: 0676-0013. COOL ROOF compliance verification and form CF-6R-ENV-01 required at final inspection.
New Racking
EXPEDITED 10,5,5- Install new racking in existing space.
CPS HR Consulting Sign Permit
Install (1) Attached / Illuminated wall sign, (1) Attached / Non-Illuminated wall sign and (1) Detached / Non-Illuminated re-face of existing multi tenant monument sign (for reference only)
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
9.32 acres
Assessor's classification for assessment purposes. This is not zoning.
2450 DEL PASO RD; 2450 DEL PASO RD FL 1 FL 1; 2450 DEL PASO RD FL 2A FL 2A
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 225-0070-081-0000. 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.
| $1,393,682 |
| 39 vs 62 prior−37% |
| Acco Engineered | Remodel / interior alteration | 2 on parcel3 in ½ mi | $450,743 | 5 vs 11 prior−55% |
| Dwayne Nash Industries | Roof replacement | 1 on parcel1 in ½ mi | $175,500 | 0 vs 0 prior |
| Pacific Neon | Sign | 1 on parcel1 in ½ mi | $9,300 | 0 vs 0 prior |
| J Four Enterprises | Plan revision / deferred submittal | 1 on parcel1 in ½ mi | — | 0 vs 0 prior |
| Blue Mountain Construction Services Recent nearby: 2950 Tuileries Ln (Jun 23, 2026) | New single-family home | 204 in ½ mi | $71,391,248 | 8 vs 45 prior−82% |
| Pwc California Builders Recent nearby: 2880 New Market Dr (Feb 12, 2020) | New multifamily / condos / mixed-use | 14 in ½ mi | $18,130,156 | 0 vs 0 prior |
| Ssw Construction Recent nearby: 2951 Benefit Way (Jun 11, 2020) | Commercial tenant improvement | 9 in ½ mi | $14,093,676 | 0 vs 3 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 improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Roof replacementOn this parcel | 19,072 | 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.
New Ramp
EXPEDITED - Install new exterior ramp.
Suite 240
EXPEDITED - EPC Tenant improvement to an existing suite (#240), which is separated from other adjacent suite(s) by one-hour construction. Work to include design-built mechanical, electrical, and plumbing upgrades. No exterior work. No change in building use. The State Fire Marshall will plan check and inspect the Fire Sprinklers.
COOLER TOWER REPLACEMENT
EXPEDITED - REMOVE (2) EXISTING COOLING TOWERS AND REPLACE WITH (1) LARGER UNIT.
revision interior remodel
revision to COM-1713158 add 1 detail, revising two details
interior remodel
EXPEDITED - expedited 15-10-10 interior of 32,999 sq ft new interior walls, new lighting new electrical receptacles, new supply and returns, new fixtures and finishes, plumbing, bathrooms and hvac c/o. ( revision COM-1718128 modifying sprinkler details CRF 10-2-2017)
Suite 240
EPC Submittal - Remodel of Commercial Building - Tenant improvement to an existing suite (#240), which is separated from other adjacent suite(s) by one-hour construction. Work to include design-built mechanical, electrical, and plumbing upgrades. No exterior work. No change in building use. This building is a participant in the Facility Permit Program. Contractor will be Buzz Oates Construction, Inc. (CSLB 979834).
new corridor
EXPEDITED - new corridor on first floor and on wall on second floor
CPS HR Consulting / Interior Demolition on 1st & 2nd Floors
EXPEDITED - Interior Demolition- Interior non-load bearing walls, fixtures and finishes to be demolished. 23765 SF 1st & 22,106SF 2nd Floor. SAQMD Received.
Suite 100, 200, 300,
EXPEDITED - EPC Revision to Issued Permit FPP-1616914 - Revisions to existing electrical design during construction. The inspector requested that these changes go back to the City for approval.
Suite 100, 200, 300,
EPC Revision to Issued Permit FPP-1616914 - Revisions to existing electrical design during construction. The inspector requested that these changes go back to the City for approval.
Suite 100, 200, 300,
EPC - EXPEDITED - Demolition of some existing walls, ceiling, and casework. New work to combine 2 smaller suites on the first floor and split one large suite on the second floor into 2 smaller suites, all for the State Dept. of Justice, with associated MEP, casework and finishes, Construction of a new 1 hr. corridor on the second floor. State Fire Marshall to plan check and inspect.