Sacramento 95833 · South Natomas · APN 225-0230-061-0000 · City of Sacramento
Zoned R-2B in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $580,000 ($510,000–$650,000).
Zone R-2B allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
Public building records show issued construction/renovation work on this parcel (15 total permits, latest Oct 12, 2026).
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.
$580,000
Benchmark range: $510,000 – $650,000
Remodel / interior alteration (COM-2527391): Issued after 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: New home at 1868 Volti Way (0.25 mi SE, in review). 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 (~$589/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 proposed or in review.
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.
457 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-2B 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 electrical / panel (1800 Bandon Way): Status changed from Issued to Expired Permit
Record RES-2521952 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (650 Del Verde Cir 8): Status changed from Issued to Finaled
Record COM-2525599 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2615994 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (1715 Rockybend Dr): First appeared in published agency feed
Record RES-2622720 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (1893 Mammoth Way): Status changed from Issued to Finaled
Record RES-2617673 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2205 Atrisco Cir): Status changed from Issued to Finaled
Record RES-2620953 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (2904 Azevedo Dr): First appeared in published agency feed
Record RES-2623684 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2162 Borona Way): Status changed from Issued to Finaled
Record RES-2620371 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (3089 Funston Dr): Status changed from Issued to Finaled
Record RES-2614653 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (1949 Oak Bluff Way): First appeared in published agency feed
Record RES-2621642 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (3332 Holly Branch Ct): Status changed from Issued to Expired Permit
Record COM-2520756 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (650 Del Verde Cir 7): Status changed from Issued to Finaled
Record COM-2525600 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (3080 Funston Dr): Status changed from Issued to Finaled
Record RES-2613247 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (650 Del Verde Cir 3): Status changed from Issued to Finaled
Record COM-2525603 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (1970 Pebblewood Dr): First appeared in published agency feed
Record RES-2623359 · 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 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
In "In review" for 4 mo (since Jul 27, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 6,769 parcels
−20.8% YoY
City baseline: 30.4 / 1k
138 in trailing 24m
Includes 8 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Graves 7 | Plumbing / water heater / sewer | 3 on parcel4 in ½ mi | $63,498 | 0 vs 0 prior |
| Airflo Energy Solutions | HVAC / heat pump | 3 on parcel3 in ½ mi | $21,000 | 0 vs 0 prior |
| F And T Investments | HVAC / heat pump | 2 on parcel2 in ½ mi | $251,700 | 13 |
| 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 95833
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 ($5,800/yr) + local voter-approved bond debt ($812/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.
−$22,568/yr
Cash needed: $127,600
NOI: $12,626/yr
P&I: $2,933/mo
For $0/mo net cash flow
At $2,475/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 | $2,277/mo | −$2,165/mo | -20.4% | $5,299/mo | −$2,139/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,475/mo | −$1,881/mo | -17.7% | $4,905/mo | −$1,714/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,624/mo | −$1,717/mo | -16.1% | $4,791/mo | −$1,391/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 ↗
Unit 285 Fire Damage Rerpair
Like for like fire damage repair to 649sq' apartment - Interior finishes in affected area - Replace wiring as needed to nearest junction - Clean ducting - replace kitchen window. Carbon monoxide & Smoke alarms required. Reference 2025 CRC sections R315 & R314.
2028 SAN JUAN RD # 111
LIKE FOR LIKE CHANGE OUT HVAC 1.5 TON HEAT PUMP AND STUD MOUNT. 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.
2028 SAN JUAN RD - HVAC C/O
LIKE FOR LIKE HVAC CHANGE OUT OF 1.5T HEAT PUMP AND STUD MOUNT. NO DUCT WORK PERMITTED. THE EXISTING UNIT SHALL BE REMOVED. THE NEW UNIT SHALL BE PLACED IN THE SAME LOCATION AS THE EXISTING UNIT. AS NOTED ON FORM CDD-0036, APPLIANCES HEAVIER THAN 400LBS REQUIRE ENGINEERING CALCULATIONS. CF-1R-ALT-HVAC ON FILE. CARBON MONOXIDE & SMOKE ALARMS ARE REQUIRED. REFERENCE CRC SECTIONS R315 & R314. ALL WORK IS SUBJECT TO FIELD INSPECTION.
REV TO COM-2527391
A2.2 - Revised fireplace callouts to be replaced S4.1 - Revised detail 7/S4.1 to match trusses in truss calcs E2.1 - Revised to include rest of 2nd story scope E3.1 - Addition of fireplaces to tables T24.1 - Revised forms for correct HVAC units T24.1 - Revised forms for correct HVAC units
REVISION TO COM-2527391
EPC - A2.2 - Revised fireplace callouts to be replaced S4.1 - Revised detail 7/S4.1 to match trusses in truss calcs E2.1 - Revised to include rest of 2nd story scope E3.1 - Addition of fireplaces to tables T24.1 - Revised forms for correct HVAC units T24.1 - Revised forms for correct HVAC units
E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 15 squares of PVC Single Ply. CRRC: 0610-0001
2014 San Juan Road #203 com HVAC permit minor no plans
HVAC Permit: FOR #203 Change out of a 1.5 ton 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%. CF-1R-ALT-HVAC on file: Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
Fire Repair
EPC - This is a fire repair to an apartment building containing 16 units. First Story Units (17, 19, 21, 23, 25, 27, 29, 31) Replace flooring, interior finishes, insulation, and doors as found damaged and as needed to restore the pre-fire appearance. Replace affected mechanical conditioning and exhaust fans. Replace affected plumbing fixtures, retain rough plumbing. Second Story Units (18, 20, 22, 24, 26, 28, 30, 32) Replace all flooring, interior finishes, insulation, and doors. Replace select windows per plan. Rebuild the roof structure over the entire building. Replace affected mechanical conditioning systems, exhaust fans, and ducting. Replace affected fixtures, retain rough plumbing. SEE REVISION COM-2610819 - Revised fireplace callouts to be replaced S4.1 - Revised detail 7/S4.1 to match trusses in truss calcs E2.1 - Revised to include rest of 2nd story scope E3.1 - Addition of fireplaces to tables T24.1 - Revised forms for correct HVAC units T24.1 - Revised forms for correct HVAC units
TEMP POWER
EPC - INSTALLING TEMP POWER FOR A SECURITY SYSTEM AND SECURITY LIGHTING. UNITS 26 AND 32 WILL BE THE ONLY TWO UNITS ENERGIZED. THERE WILL BE TWO SECURITY LIGHTS INSTALLED ON THE OUTSIDE OF THE BUILDING.
2028 San Juan Road Unit 41-com HVAC permit minor no plans
HVAC Permit: FOR UNIT 41- Like for like HVAC Change Out. 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.
fire equipment
EPC - This is fire alarm work ONLY. No other work to be done. Replace existing fire alarm control panel due to being obsolete. Replace digital cellular communicator with model capable of 5G LTE. All other devices and components existing.
E-Permit: existing panel 100 Amps - Underground service, N/A weather head/masthead work, main breaker replacement.
Change-out installation of Gas - 100 gallon to Gas - 100 gallon, located outside building, screened by the Building and any Street Views.
Change-out installation of Gas - 100 gallon to Gas - 100 gallon, located outside building, within Existing Exterior Enclosure.
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
15.60 acres
Assessor's classification for assessment purposes. This is not zoning.
1928 SAN JUAN RD; 1954 SAN JUAN RD; 1954 SAN JUAN RD # 10 # 10
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 225-0230-061-0000. 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.
| All Seasons North Roofing And Waterproofing Nompany | Roof replacement | 1 on parcel1 in ½ mi | $18,000 | 0 vs 0 prior |
| Comfortable HVAC Services | HVAC / heat pump | 1 on parcel1 in ½ mi | $12,254 | 0 vs 0 prior |
| Mcg Electric | Electrical / panel | 1 on parcel1 in ½ mi | $2,000 | 0 vs 0 prior |
| Foothill Fire And Wire | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $1,500 | 0 vs 1 prior |
| Bonham Electric | Electrical / panel | 1 on parcel1 in ½ mi | $279 | 0 vs 0 prior |
| Saccone Construction Recent nearby: 3310 Summer Park Dr 2 (May 9, 2018) | New commercial / non-residential building | 8 in ½ mi | $947,960 | 0 vs 0 prior |
| Rose Remodeling Recent nearby: 2910 Bendmill Way (May 14, 2026) | Remodel / interior alteration | 8 in ½ mi | $171,526 | 86 vs 76 prior+13% |
| 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 improvement | 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.
Change-out installation of Gas - 100 gallon to Gas - 100 gallon, located outside building, within Existing Exterior Enclosure.