Sacramento 95833 · Metro Center · APN 225-0230-094-0000 · City of Sacramento
Zoned OB-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $590,000 ($519,000–$661,000).
Zone OB-PUD 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 (14 total permits, latest Oct 25, 2022).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
7 substantial renovation & housing permits over 24 months (68.0 per 1,000 parcels vs. 30.4 citywide baseline) (#97 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Metro Center)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$590,000
Benchmark range: $519,000 – $661,000
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)
Remodel / interior alteration (COM-2216140): Issued after 2 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: Multi-Unit Housing at Venture Oaks (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 (~$598/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.
234 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 OB as mixed use, 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.
Permit issued and active for 4.4 yr (first record Jun 22, 2022), with no completion or new permit record in 4.3 yr. · 1 unit · $240,857 declared valuation
In "Fee estimate" for 4.6 yr (since Apr 26, 2022), with no new permit record in 2.1 yr. · 410 units · $103,000,000 declared valuation
In "In review" for 4.1 yr (since Sep 21, 2022), with no new permit record in 16 mo. · $1,000,000 declared valuation
Nearby roof replacement (2550 W El Camino Ave 13): Status changed from Issued to Finaled
Record COM-2605341 · 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 ev charger (2580 W El Camino Ave 9105): First appeared in published agency feed
Record COM-2623241 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2892 Candido Dr): First appeared in published agency feed
Record RES-2622955 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2216 Coroval Dr): First appeared in published agency feed
Record RES-2621830 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2271 Atrisco Cir): First appeared in published agency feed
Record RES-2621779 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (11 Heathmere Ct): First appeared in published agency feed
Record RES-2623602 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2026 Las Coches Way): First appeared in published agency feed
Record RES-2623383 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2884 Azevedo Dr): First appeared in published agency feed
Record RES-2623517 · 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 $451,611 in September 2025 to $448,368 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95833 (not a parcel appraisal)
Annual ZIP 95833 home-value index checkpoint
Changed from $471,466 in September 2024 to $451,611 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95833 (not a parcel appraisal)
2530 W El Camino Ave · $1,000,000 valuation
Records span Sep 21, 2022 to Jul 17, 2025 (10 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
0 Venture Oaks Wy · 410 units · $103,000,000 valuation
Records span Apr 26, 2022 to Oct 16, 2024 (4 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 4.6 yr (since Apr 26, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (410 housing units, $103,000,000 declared valuation across 4 permits).
In "In review" for 4.1 yr (since Sep 21, 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 ($1,000,000 declared valuation across 10 permits).
Issued after 2 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Issued after 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Issued after 5 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
Issued after 4 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 103 parcels
Small prior baseline
City baseline: 30.4 / 1k
7 in trailing 24m
Includes 0 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Descor | Commercial tenant improvement | 1 on parcel13 in ½ mi | $2,859,910 | 8 vs 12 prior−33% |
| Marketone Builders | Commercial tenant improvement | 2 on parcel3 in ½ mi | $230,127 | 10 vs 13 prior−23% |
| White Star Construction | Commercial tenant improvement | 2 on parcel |
| 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 ($5,900/yr) + local voter-approved bond debt ($826/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.
−$23,289/yr
Cash needed: $129,800
NOI: $12,512/yr
P&I: $2,983/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 | −$2,225/mo | -20.6% | $5,383/mo | −$2,200/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,475/mo | −$1,941/mo | -17.9% | $4,982/mo | −$1,775/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 | −$1,777/mo | -16.4% | $4,867/mo | −$1,452/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 ↗
Cellular Communicator
EPC - The scope of this project is to install a new GSM cellular communicator to an existing sprinkler monitoring system.
tmobile cell site
EPC - T-Mobile Modification - SC90050M Removing & replacing (6) antennas with (3) new T-Mobile. Installing (3) new RRU units on new unistrut. Installing (2) hybrid cables. Removing & replacing existing 6201 cabinet with new 6160 cabinet. Removing & replacing battery cabinet with new battery cabinet.
REMODEL CHANGE OUT (E) EQUIP ON (E) CELL TOWER
EPC - MODIFICATION OF EXISTING AT&T TELECOMMUNICATION SITE. REMOVE AND REPLACE: 2 ANTENNAS. INSTALL: ADDITIONAL 1 ANTENNA, PIPE MASTS, 2 RECTIFIERS, 1 6648.
Cell Site Modification
EPC - Electrical upgrade at existing T-Mobile cell site.Replace existing 200A T-Mobile PPC Cabinet with new 200A T-Mobile PPC Cabinet.Replace existing 200A gen-plug located on the side of the building with new Cam-Lok box. Replace Antennas per drawings.
Suite 300 Remodel
EXPEDITED - EPC - Minor demolition, New interior doors, new electrical receptacles, new lighting fixtures, carpet and paint.
T-MOBILE CELLTOWER
EPC - Remove and replace (6) antennas with (6) new antennas. Remove (3) existing TMA units. Install (3) new RRUS units. Install (1) new 6160 cabinet. Remove all existing coax cable. Install (3) new hybrid units.
Unmanned Cell Site Modifications
EPC - Modification to an existing AT&T Mobility wireless telecommunication facility which include the replacement of (3) existing antennas with (3) new antennas, which are attached to the existing screen wall on the roof. In addition to the antennas, AT&T also plans on replacing (3) existing RRUS-11's with (3) new RRUS-4449 B5/B12 which will be behind the screen wall and out of view. There will also be (3) new DC-6 surge suppression units installed behind the screen wall as well next to the new RRU’s. Work will also include a new LTE radio to be installed within the existing Purcell radio cabinet located on the equipment platform which is also located on the roof of the existing building.
CELL SITE EQUIPMENT UPGRADE
EPC - 2750 GATEWAY: CELL SITE EQUIPMENT UPGRADE: INSTALLATION OF (3) WIRELESS ANTENNAS ON (N) ANTENNA MOUNTING PIPES TO (E) SCREEN WALL ON ROOF TOP; (3) NEW RRU'S WITHIN (E SCREEN WALL; R/R (2) EXISTING BATTERY CABINETS WITH (N) DELTA BATTERY CABINET; (N) HYBRID CABLE ; (N) 15 A BREAKER FOR NEW BATTERY CABINET; (3) NEW RRUS -4449; (3) NEW ERICSSON HYBRID CABLE; REMOVE ALL UNUSED T MOBILE EQUIPMENT; PAINT TO MATCH EXISTING MECHANICAL SCREEN WALL.
2750 Gateway Oaks #300 - Interior Demolition
EXPEDITED - Suite #300 Interior demolition of non-load bearing walls, fixtures and finishes.
EPC Submittal - Remove/replace (9) existing antennas; remove (1) antenna; remove/replace (6) Remote Radio Units (RRUs); install (6) new RRU and (3) new Surge Suppressors
EPC Submittal - Remodel of Commercial Building - Remove/replace (9) existing antennas; remove (1) antenna; remove/replace (6) Remote Radio Units (RRUs); install (6) new RRU and (3) new Surge Suppressors
Department of Food and Agriculture
Interior office remodel, suite 200, with exterior secured parking for Department of Food and Agriculture: new partitions, MEP improvements. State Tenant, no City Fire review for Alarm or Sprinklers (Interior Demo permit - COM-1809497).
Interior Demo
EXPEDITED - Remove interior office walls 3288sf
office remodel #150
EXPEDITED - minor interior tenant improvement in an existing tenant space. several new offices to be built out with associated hvac, electrical and fire protection systems modification. furniture reconfiguration.
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
5.74 acres
Assessor's classification for assessment purposes. This is not zoning.
2750 GATEWAY OAKS DR; 2750 GATEWAY OAKS DR # 320 # 320; 2750 GATEWAY OAKS DR STE 330 STE 330
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 225-0230-094-0000. 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.
| $674,000 |
| 1 vs 13 prior−92% |
| Walker Cellular | Remodel / interior alteration | 2 on parcel2 in ½ mi | $77,000 | 0 vs 1 prior |
| Mastec Network Solutions | Remodel / interior alteration | 1 on parcel1 in ½ mi | $30,000 | 1 vs 34 prior−97% |
| Atlas Engineering Construction | Roof replacement | 1 on parcel1 in ½ mi | $20,000 | 0 vs 0 prior |
| Vinculums Services | Remodel / interior alteration | 1 on parcel1 in ½ mi | $20,000 | 0 vs 0 prior |
| Apex Site Solutions | Remodel / interior alteration | 1 on parcel1 in ½ mi | $15,000 | 0 vs 3 prior |
| Sacramento Control | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $600 | 0 vs 2 prior |
| Beazer Homes Recent nearby: 2825 Earthened Walk (Jun 14, 2023) | New single-family home | 61 in ½ mi | $19,897,838 | 18 vs 104 prior−83% |
| 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) |
| Solar / battery storageOn this parcel | 3,950 | 0d | 3d | 8d | 27d | 2d |
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.