Sacramento 95833 · South Natomas · APN 225-0860-029-0000 · City of Sacramento
Zoned R-1 in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $491,000 ($432,000–$550,000).
Zone R-1 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 (3 total permits, latest Nov 18, 2024).
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.
$491,000
Benchmark range: $432,000 – $550,000
Closest lead: Tanzanite ADU (0.49 mi N, entitled). 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 (~$504/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
273 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-1 as single-family 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 "Entitled" for 6.1 yr (since Oct 13, 2020), with no new permit record in 6.1 yr. · 7 units
In "Entitled" for 6.1 yr (since Oct 15, 2020), with no new permit record in 6.1 yr. · 71 units
Permit issued and active for 3.9 yr (first record Dec 8, 2022), with no completion or new permit record in 3.4 yr. · 1 unit · $126,932 declared valuation
Nearby hvac / heat pump (2580 Tourbrook Way): First appeared in published agency feed
Record RES-2623506 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2600 Klayko St): Status changed from Issued to Finaled
Record RES-2619184 · 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 plumbing / water heater / sewer (3150 Spoonwood Way): Status changed from Issued to Finaled
Record RES-2618168 · 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 (3030 Staysail St): First appeared in published agency feed
Record RES-2622029 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (3045 Spoonwood Way): First appeared in published agency feed
Record RES-2623348 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (3127 Brunnet Ln): Status changed from Issued to Finaled
Record RES-2615032 · 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 electrical / panel (3181 Lemitar Way): Status changed from Issued to Finaled
Record RES-2616382 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (3231 Tice Creek Way): First appeared in published agency feed
Record RES-2621899 · 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 windows / doors / siding (1908 Urbana Way): Status changed from Issued to Expired Permit
Record RES-2521858 · 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 "Entitled" for 6.1 yr (since Oct 15, 2020), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (71 housing units across 0 permits).
In "Entitled" for 6.1 yr (since Oct 13, 2020), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (7 housing units across 0 permits).
Active in "Issued" for 3.9 yr (first record Dec 8, 2022) with no new permit activity recorded in 3.4 yr.
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 |
|---|---|---|---|---|
| Rose Remodeling | Remodel / interior alteration | 1 on parcel3 in ½ mi | $85,098 | 86 vs 76 prior+13% |
| The Tom Yancey | Roof replacement | 1 on parcel1 in ½ mi | $20,000 | 0 vs 0 prior |
| Phillip Isaacs Construction | Windows / doors / siding | 1 on parcel1 in ½ mi | $5,676 |
| 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 ($4,900/yr) + local voter-approved bond debt ($686/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.
−$16,081/yr
Cash needed: $107,800
NOI: $13,652/yr
P&I: $2,478/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 | −$1,624/mo | -18.1% | $4,545/mo | −$1,591/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,475/mo | −$1,340/mo | -14.9% | $4,206/mo | −$1,167/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 | −$1,176/mo | -13.1% | $4,109/mo | −$843/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 ↗
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 29 squares of 50yr Laminated Dimensional Composition. CRRC: 0890-0031
3178 Osuna Way res bathroom remodel permits
Bathroom Remodel Permit: Master Bathroom-Demo 60"x36" tub, &surrounding, replace w/ 60"x30" jetted tub, surrounding & valve. ADD ELECTRICAL LINE FOR TUB JETS/HEAT 1 Each Access: Attic Area Above. Upstairs Hall Bathroom-Replace 60"x30" tub, surrounding & Valve. No electrical. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994, are exempt).Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
C/O (9) Windows
NON-structural change-out of (9) windows in existing size and locations. Retrofit type. Smoke & Carbon Monoxide Alarms required per CRC sections R314 & R315. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Residences built after January 1, 1994 are exempt). Changes in this scope require PRE-approval from Building Department. ALL work subject to field inspection, unless exempted by Code. Access to perform inspection/s must be provided by the Party requesting the inspection.
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
0.21 acres
Assessor's classification for assessment purposes. This is not zoning.
3178 OSUNA WAY
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 225-0860-029-0000. 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.
| 20 vs 25 prior−20% |
| Sliman West Recent nearby: 3573 Evening Glade Loop (Aug 14, 2023) | New single-family home | 47 in ½ mi | $7,007,507 | 0 vs 136 prior−100% |
| Jeff Gunnell Construction Recent nearby: 2850 Gateway Oaks Dr (Apr 28, 2026) | Commercial tenant improvement | 13 in ½ mi | $6,676,254 | 19 vs 8 prior+138% |
| Kitchen Mart Recent nearby: 2201 Coroval Dr (Jan 31, 2025) | Remodel / interior alteration | 6 in ½ mi | $209,424 | 62 vs 72 prior−14% |
| Ref And Sons Recent nearby: 2804 Gateway Oaks Dr (Oct 26, 2021) | Commercial tenant improvement | 5 in ½ mi | $482,222 | 0 vs 0 prior |
| Twb Renovations Recent nearby: 3401 Shadow Tree Dr (Jul 2, 2026) | Remodel / interior alteration | 4 in ½ mi | $428,628 | 8 vs 1 prior |
| Pacific Ridge Builders Recent nearby: 2800 Gateway Oaks Dr (Apr 27, 2022) | Commercial tenant improvement | 3 in ½ mi | $852,006 | 46 vs 10 prior+360% |
| Jackson Properties Recent nearby: 2860 Gateway Oaks Dr (Jan 12, 2018) | Commercial tenant improvement | 2 in ½ mi | $155,837 | 12 vs 23 prior−48% |
| 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.