Sacramento 95833 · South Natomas · APN 225-1000-049-0000 · City of Sacramento
Zoned R-1A-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $471,000 ($414,000–$528,000).
Zone R-1A-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 (3 total permits, latest Mar 26, 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.
$471,000
Benchmark range: $414,000 – $528,000
Closest lead: 2770 Truxel Rd ADU (0.11 mi W, 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 (~$485/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 homes completed, 1 permitted; 1 demolition; 1 commercial or mixed-use project.
5 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.
558 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-1A as two-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.
Permit issued and active for 6.4 yr (first record Jul 7, 2020), with no completion or new permit record in 6 yr. · 1 unit · $5,000 declared valuation
In "Entitled" for 5.4 yr (since Jun 2, 2021), with no new permit record in 5.4 yr. · 1 unit
Permit issued and active for 4.6 yr (first record Apr 6, 2022), with no completion or new permit record in 2.5 yr. · 1 unit · $303,121 declared valuation
In "Entitled" for 2.5 yr (since May 24, 2024), with no new permit record in 2.5 yr. · 1 unit · $50,000 declared valuation
Permit issued and active for 7.6 yr (first record Apr 3, 2019), with no completion or new permit record in 2.5 yr. · 1 unit · $37,253 declared valuation
Permit issued and active for 7.5 yr (first record May 10, 2019), with no completion or new permit record in 2.3 yr. · 1 unit · $38,742 declared valuation
Nearby plumbing / water heater / sewer (15 Prestwick Ct): First appeared in published agency feed
Record RES-2622907 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (2740 Millcreek Dr): Status changed from Issued to Finaled
Record RES-2619523 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (15 Chief Ct): Status changed from Issued to Finaled
Record RES-2620405 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby new garage / accessory structure (4 Whitecap Ct): First appeared in published agency feed
Record RES-2623038 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (54 Nutwood Cir): Status changed from Issued to Finaled
Record RES-2620423 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (1744 Pebblewood Dr): Status changed from Issued to Expired Permit
Record RES-2520710 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (1370 Pebblewood Dr): First appeared in published agency feed
Record RES-2623542 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (2421 Seamist Dr): First appeared in published agency feed
Record RES-2623263 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (3055 Mill Oak Way): First appeared in published agency feed
Record RES-2622740 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (1540 W El Camino Ave): First appeared in published agency feed
Record COM-2622743 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2940 Mendel Way): First appeared in published agency feed
Record RES-2622500 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (1125 Hawk Ave): First appeared in published agency feed
Record RES-2621865 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (26 Derow Ct): First appeared in published agency feed
Record RES-2623198 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (39 Chief Ct): First appeared in published agency feed
Record RES-2622773 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (1380 Pebblewood Dr): Status changed from Issued to Finaled
Record RES-2615408 · 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 5.4 yr (since Jun 2, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 2.5 yr (since May 24, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Active in "Issued" for 6.4 yr (first record Jul 7, 2020) with no new permit activity recorded in 6 yr.
Active in "Issued" for 16 mo (first record Jul 22, 2025) with no new permit activity recorded in 12 mo.
Active in "Issued" for 7.6 yr (first record Apr 3, 2019) with no new permit activity recorded in 2.5 yr.
Active in "Issued" for 7.5 yr (first record May 10, 2019) with no new permit activity recorded in 2.3 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 |
|---|---|---|---|---|
| Kitchen Mart | Remodel / interior alteration | 1 on parcel3 in ½ mi | $152,054 | 62 vs 72 prior−14% |
| Jaguar Heating And Air | HVAC / heat pump | 1 on parcel1 in ½ mi | $16,265 | 0 vs 0 prior |
| California Delta Mechanical | Plumbing / water heater / sewer | 1 on parcel1 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 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 ($4,700/yr) + local voter-approved bond debt ($658/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.
−$14,639/yr
Cash needed: $103,400
NOI: $13,880/yr
P&I: $2,377/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 | −$1,504/mo | -17.5% | $4,377/mo | −$1,470/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,475/mo | −$1,220/mo | -14.2% | $4,051/mo | −$1,045/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 | −$1,056/mo | -12.3% | $3,957/mo | −$721/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 ↗
Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required.
18 Hoy Lake Court / Kitchen Remodel
Kitchen: Remove & replace countertops, sink, faucet, & disposal. Install 6 LED recessed lights, AFCI protected, dimmer controlled. Install 3 LED task lights, AFCI protected, dimmer controlled. Install 1 new circuit. Outlets to be AFCI/GFCI protected, and tamper-resistant. Hook up appliances
Change-out w/new ducts Split System to 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%.
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
0.14 acres
Assessor's classification for assessment purposes. This is not zoning.
18 HOY LAKE CT
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 225-1000-049-0000. 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.
| $2,450 |
| 0 vs 0 prior |
| Titus Builders Recent nearby: 2780 Stonecreek Dr 203 (Jan 22, 2018) | Remodel / interior alteration | 145 in ½ mi | $1,142,065 | 0 vs 0 prior |
| Adkar Recent nearby: 2450 Seamist Dr (Oct 19, 2018) | Commercial tenant improvement | 41 in ½ mi | $401,500 | 0 vs 0 prior |
| Allstate Renovations Recent nearby: 2696 Stonecreek Dr (May 4, 2021) | Remodel / interior alteration | 27 in ½ mi | $2,468,360 | 0 vs 0 prior |
| Rose Remodeling Recent nearby: 1766 Pebblewood Dr (Feb 19, 2026) | Remodel / interior alteration | 13 in ½ mi | $353,200 | 86 vs 76 prior+13% |
| Jad Constructon Recent nearby: 2574 Millcreek Dr 162 (Jun 4, 2025) | Demolition | 8 in ½ mi | $159,800 | 14 vs 0 prior |
| Yancey Recent nearby: 248 River Run Cir (Feb 24, 2026) | Remodel / interior alteration | 6 in ½ mi | $100,983 | 38 vs 46 prior−17% |
| Adair General Construction Recent nearby: 1500 W El Camino Ave 10 (Jul 20, 2022) | Commercial tenant improvement | 5 in ½ mi | $314,035 | 9 vs 5 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 improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| HVAC / heat pumpOn this parcel | 19,324 | 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.