Sacramento 95835 · Natomas Park · APN 225-1060-003-0000 · 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 $591,000 ($520,000–$662,000).
Zone R-3-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
Public building records show issued construction/renovation work on this parcel (13 total permits, latest Mar 20, 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.
$591,000
Benchmark range: $520,000 – $662,000
Closest lead: Model Home Sales Trailer (0.3 mi NE, issued). 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 (~$599/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: 38 homes completed, 18 permitted, 9 proposed or in review; 1 commercial or mixed-use project.
74 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.
323 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.
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.
Nearby addition (adds square footage) (1540 Baines Ave): Status changed from Issued to Finaled
Record RES-2617399 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (1921 Delafield Way): Status changed from Issued to Finaled
Record RES-2616393 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (1921 Delafield Way): Description text was updated
Record RES-2616393 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2514141 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (1666 Scarlet Ash Ave): First appeared in published agency feed
Record RES-2621675 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (220 Aviator Cir): Status changed from Issued to Finaled
Record RES-2609679 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2514148 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (4534 Golden Alder St): Status changed from Plan Check Target to Issued
Record RES-2621166 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (4534 Golden Alder St): Issued date changed from (blank) to 2026-09-29
Record RES-2621166 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (1440 Jeannie Way): Status changed from Issued to Finaled
Record RES-2620675 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (1476 Jeannie Way): Status changed from Issued to Finaled
Record RES-2618732 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (1521 Mayfield St): First appeared in published agency feed
Record RES-2623510 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (1560 Arrowbrook Ave): Status changed from Ready-to-Issue to Issued
Record RES-2621385 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (1560 Arrowbrook Ave): Issued date changed from (blank) to 2026-10-19
Record RES-2621385 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (4861 Alterra Way): Status changed from Issued to Finaled
Record RES-2611694 · 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 →Active in "Issued" for 17 mo (first record Jun 12, 2025) with no new permit activity recorded in 12 mo.
Active in "Issued" for 13 mo (first record Sep 30, 2025) with no new permit activity recorded in 12 mo.
Active in "Issued" for 13 mo (first record Oct 2, 2025) with no new permit activity recorded in 12 mo.
Active in "Issued" for 13 mo (first record Oct 2, 2025) with no new permit activity recorded in 12 mo.
Active in "Issued" for 13 mo (first record Oct 2, 2025) with no new permit activity recorded in 12 mo.
Active in "Issued" for 13 mo (first record Oct 2, 2025) with no new permit activity recorded in 12 mo.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 4,537 parcels
−32.9% YoY
City baseline: 30.4 / 1k
132 in trailing 24m
Includes 1 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Jh Mechanical Services | HVAC / heat pump | 5 on parcel5 in ½ mi | $29,625 | 0 vs 0 prior |
| Central Glass | Windows / doors / siding | 3 on parcel3 in ½ mi | $3,003 | 2 vs 2 prior |
| Allstate Renovations | Remodel / interior alteration | 2 on parcel2 in ½ mi | $31,800 | 0 |
| 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 95835
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.
−$19,806/yr
Cash needed: $129,800
NOI: $15,995/yr
P&I: $2,983/mo
For $0/mo net cash flow
At $2,850/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 | $2,622/mo | −$1,978/mo | -18.3% | $5,383/mo | −$1,937/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,850/mo | −$1,650/mo | -15.3% | $4,982/mo | −$1,448/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $3,021/mo | −$1,463/mo | -13.5% | $4,867/mo | −$1,076/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 ↗
4601 BLACKROCK DR #636 - WINDOW REPLACEMENT
Install 1 retrofit window in the living room, like for like size and location. Meets Title 24 and egress. The egress windows will meet the code requirements enforced at the time the structure was permitted. The structure was built in (2002). Carbon monoxide & Smoke alarms are required. Reference CRC sections R315 & R314. All work is subject to field inspection.
4601 BLACKROCK DR # 435-WINDOW C/O
"Install a retrofit window in the living room. Like for like size and location. Meets Title 24." The egress windows will meet the code requirements enforced at the time the structure was permitted. The structure was built in 2002. All work subject to field inspection. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
4601 Blackrock Drive-Office Lobby-com HVAC permit minor no plans
HVAC Permit: Install outdoor 3 5 ton heat pump condenser. Change out only, like for like. Ground 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.
4601 Blackrock dr / HVAC
Install outdoor 4Ton heat pump condenser only changeout. like for like. Ground mount unit #1
4601 Blackrock dr / HVAC
Install outdoor 3.5ton heat pump condenser only changeout. like for like. Ground mount GYM unit #1. 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.
4601 Blackrock dr / HVAC
Install outdoor 3.5ton heat pump condenser only changeout. like for like. Ground mount unit #1
4601 Blackrock Drive #725 com HVAC permit minor no plans
HVAC Permit: 2 ton indoor fan coil change out, like for like. 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.
Window Change-out (UNIT 434)
Non-structural changeout of (1) window in same size and location. Smoke & Carbon Monoxide Alarms required per CRC sections R314 & R315. Access to perform inspection/s must be provided by the Party requesting the inspection.
Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located outside building, screened by the Building and any Street Views.
LED can lights
Electrical in Gym & Business Center. Replace eight (8) can lights in the gym and six (6) can lights in the business center to LED, fourteen (14) can lights total.
Balcony Repair Building 5 Units 524 & 537
EXPEDITED - SHARED SET OF PLANS WITH COM-1908262. Building 5 Units 524 & 537. Like for like repair of existing dry rotted balconies. Remove lightweight concrete and replace with new plywood, install new sheet metal package, install new WestCoat ALX traffic coating system decking. Remove and reinstall existing steel guardrails with face-mounted retrofit. Repair siding and touchup paint.
Balcony Repair Building 2 Unit 234
EXPEDITED - SHARED SET OF PLANS WITH COM-1908264. Building 2 unit 234. Like for like repair of existing dry rotted balconies. Remove lightweight concrete and replace with new plywood, install new sheet metal package, install new WestCoat ALX traffic coating system decking. Remove and reinstall existing steel guardrails with face-mounted retrofit. Repair siding and touchup paint.
Change-out installation of Gas - 040 gallon to Gas - 040 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
6.52 acres
Assessor's classification for assessment purposes. This is not zoning.
4601 BLACKROCK DR; 4601 BLACKROCK DR # 1 # 1; 4601 BLACKROCK DR # 110 # 110
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 225-1060-003-0000. 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.
| United Valley | Plumbing / water heater / sewer | 2 on parcel2 in ½ mi | $4,570 | 0 vs 0 prior |
| Griffin Electric | Electrical / panel | 1 on parcel2 in ½ mi | $4,128 | 3 vs 18 prior−83% |
| Lennar Homes Of California Recent nearby: 1839 Yellowwood Ave (Mar 4, 2020) | New single-family home | 198 in ½ mi | $59,586,805 | 604 vs 501 prior+21% |
| Tri Pointe Homes Merged: TRI POINTE HOMES HOLDINGS INC · T R I POINTE HOMES INC Recent nearby: 1623 N Breezy Meadow Dr (Mar 24, 2022) | New single-family home | 96 in ½ mi | $27,105,240 | 51 vs 21 prior+143% |
| Woodside 05n Recent nearby: 1772 S Breezy Meadow Dr (May 27, 2020) | New single-family home | 95 in ½ mi | $23,280,236 | 0 vs 0 prior |
| TNHC Realty And Construction Recent nearby: 1441 Whitefish Way (Jul 24, 2026) | New single-family home | 74 in ½ mi | $36,006,787 | 92 vs 0 prior |
| Premier United Communities Recent nearby: 4424 Juneberry Dr (Oct 4, 2019) | New single-family home | 60 in ½ mi | $23,560,839 | 0 vs 0 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.