Sacramento 95834 · Sundance Lake · APN 225-0080-052-0000 · 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 $534,000 ($470,000–$598,000).
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 Jun 6, 2025, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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.
$534,000
Benchmark range: $470,000 – $598,000
General repair (COM-2226962): Issued after 2 mo (3.8× the 14d median) — above the 75th percentile for general repair permits in City of Sacramento (median 14d, 75th pct 29d, n=1,579).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Home2Suites at Duckhorn (0.23 mi E, 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 (~$545/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: 24 homes completed (24 of them deed-restricted affordable); 2 commercial or mixed-use projects.
3 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.
222 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 5.7 yr (since Feb 24, 2021), with no new permit record in 5.7 yr. · $54,086,450 declared valuation
In "Fee estimate" for 4.3 yr (since Jul 11, 2022), with no new permit record in 4.3 yr. · $2,475,000 declared valuation
In "Fee estimate" for 3 yr (since Nov 28, 2023), with no new permit record in 3 yr. · $15,330,867 declared valuation
In "Fee estimate" for 15 mo (since Aug 21, 2025), with no new permit record in 15 mo. · $8,713,000 declared valuation
Nearby permit (f20b1a9ae5b8243360decfbd07b74c5c03156a1d): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (06bad8f34581e7ccbd0c323854f3fc53b950acbf): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (4800 Westlake Pkwy 1208): First appeared in published agency feed
Record RES-2623527 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (4236 Natomas Central Dr): Status changed from Issued to Finaled
Record RES-2619562 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (3501 Del Paso Rd 110): First appeared in published agency feed
Record SIG-2622710 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (4800 Westlake Pkwy 1008): Status changed from Issued to Finaled
Record COM-2620650 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (3501 Del Paso Rd 110): First appeared in published agency feed
Record COM-2621683 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (4900 Duckhorn Dr): Status changed from Applied to Plan Check Target
Record COM-2610654 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (4418 Windsong St): Status changed from Issued to Finaled
Record RES-2607467 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (4800 Westlake Pkwy 2507): First appeared in published agency feed
Record COM-2622362 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (4800 Westlake Pkwy 1001): Status changed from Issued to Finaled
Record COM-2616144 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (9 Hornbill Ct): First appeared in published agency feed
Record RES-2621625 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (520 Penhow Cir): First appeared in published agency feed
Record RES-2621600 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (22 Sage Grouse Ct): Status changed from Issued to Expired Permit
Record RES-2522105 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (4410 Duckhorn Dr B): First appeared in published agency feed
Record COM-2621994 · 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 3 yr (since Nov 28, 2023), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($15,330,867 declared valuation across 1 permit).
In "Fee estimate" for 5.7 yr (since Feb 24, 2021), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($54,086,450 declared valuation across 1 permit).
In "Fee estimate" for 15 mo (since Aug 21, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). High-impact scale ($8,713,000 declared valuation across 1 permit).
In "Fee estimate" for 4.3 yr (since Jul 11, 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 ($2,475,000 declared valuation across 1 permit).
Issued after 2 mo (3.8× the 14d median) — above the 75th percentile for general repair permits in City of Sacramento (median 14d, 75th pct 29d, n=1,579).
Issued after 2 mo (3.8× the 14d median) — above the 75th percentile for general repair permits in City of Sacramento (median 14d, 75th pct 29d, n=1,579).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 2,729 parcels
−40.0% YoY
City baseline: 30.4 / 1k
72 in trailing 24m
Includes 0 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Jad Constructon | General repair | 2 on parcel2 in ½ mi | $32,700 | 14 vs 0 prior |
| Avail Services | EV charger | 1 on parcel1 in ½ mi | $30,408 | 0 vs 0 prior |
| K Hovnanian Companies Of California Recent nearby: 131 Alboran Sea Cir (Jun 20, 2019) | New single-family home | 371 in ½ mi | $93,701,472 |
| 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 ($5,350/yr) + local voter-approved bond debt ($749/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.
−$20,950/yr
Cash needed: $117,700
NOI: $11,513/yr
P&I: $2,705/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 | −$2,010/mo | -20.5% | $4,922/mo | −$1,988/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,300/mo | −$1,746/mo | -17.8% | $4,556/mo | −$1,593/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 | −$1,594/mo | -16.3% | $4,450/mo | −$1,293/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 ↗
EV Chargers
EPC - Installation of EVSE Chargers on project for a total of 4 chargers (2 shared chargers w- 1 pedestal for each building location). Building 8 and Building 5: Installation and electrically connect (1) pedestal with (2) level 2 EV chargers on shared 40amp circuit. At Buildings #5 and #8.
Dry Rot Repairs - Stairs Bldg 7
EPC - SHARED PLANS (2): Bldg 7 units 721. Dry-rot repairs to existing stair/landing tower for multi-family complex. All members checked under current, dead, and live loading code for safety. Existing stringer support beam has deteriorated due to dry-rot issues. Under this permit we propose to remove and replace all affected members. All exterior finishes damaged during construction shall be replaced with like kind and colors to match existing. Shared plans reviewed under COM-2226959
Dry Rot Repairs - Stairs Bldg 6
EPC - SHARED PLANS (2): Bldg 6 units 621 and 625. Dry-rot repairs to existing stair/landing tower for multi-family complex. All members checked under current, dead, and live loading code for safety. Existing stringer support beam has deteriorated due to dry-rot issues. Under this permit we propose to remove and replace all affected members. All exterior finishes damaged during construction shall be replaced with like kind and colors to match existing. Shared plans reviewed under COM-2226959
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
8.32 acres
Assessor's classification for assessment purposes. This is not zoning.
4450 EL CENTRO RD; 4450 EL CENTRO RD APT 1011 APT 1011; 4450 EL CENTRO RD APT 1012 APT 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 225-0080-052-0000. 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 |
| DR Horton Bay Recent nearby: 4430 Ibiza Island Way (Mar 6, 2018) | New single-family home | 32 in ½ mi | $6,989,574 | 0 vs 0 prior |
| DR Horton Recent nearby: 200 Alboran Sea Cir (Dec 7, 2017) | New single-family home | 25 in ½ mi | $4,882,329 | 178 vs 4 prior |
| Connected Technology Recent nearby: 3688 Gozo Island Ave (Mar 20, 2024) | Remodel / interior alteration | 8 in ½ mi | $7,820 | 117 vs 248 prior−53% |
| Hurley Construction Recent nearby: 5019 El Centro Rd (Jan 11, 2024) | New multifamily / condos / mixed-use | 6 in ½ mi | $27,926,568 | 2 vs 8 prior−75% |
| Ev Electric Residential Merged: E V ELECTRIC RESIDENTIAL LLC · EV ELECTRIC RESIDENTIAL LLC Recent nearby: 4398 Echo Lake Way (Aug 19, 2024) | Remodel / interior alteration | 6 in ½ mi | $6,875 | 1 vs 219 prior−100% |
| Premier Pools Recent nearby: 4633 Windsong St (Aug 31, 2021) | Pool / spa | 5 in ½ mi | $229,306 | 0 vs 0 prior |
| California Custom Sunrooms And Patio Covers Recent nearby: 280 Penhow Cir (Sep 25, 2024) | Addition (adds square footage) | 5 in ½ mi | $59,957 | 9 vs 29 prior−69% |
| 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) |
| EV chargerOn this parcel | 225 | 17d | 40d | 91d | 190d | 40d(vs 45d prior) |
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.