Sacramento 95834 · Natomas Crossing · APN 225-1250-030-0000 · City of Sacramento
Zoned R-2B-R-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $594,000 ($523,000–$665,000).
Zone R-2B-R-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 (27 total permits, latest Feb 3, 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.
$594,000
Benchmark range: $523,000 – $665,000
General repair (COM-2102666): Issued after 5 mo (10.6× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Arena Brownstone Living (0.19 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 (~$602/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 demolition; 2 commercial or mixed-use projects.
3 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.
199 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-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.
In "Entitled" for 6.5 yr (since May 28, 2020), with no new permit record in 6.5 yr. · 472 units
In "Entitled" for 6.1 yr (since Sep 22, 2020), with no new permit record in 6.1 yr. · 10 units
In "Entitled" for 4 yr (since Oct 27, 2022), with no new permit record in 4 yr. · 282 units
In "In review" for 4.5 yr (since Apr 29, 2022), with no new permit record in 19 mo. · $95,809,400 declared valuation
Nearby permit (39618e84ce7b8287290a78ca9605806e936a9609): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (5fd32e302a59e3d00b0cc56ee5049a97a4ae022e): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (d198e1b4549de3c6585ed2e23010a2e7d9b2c375): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (304b8aa69daaac50c8faa8137f8f0cf00d0f05be): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (40 Sunstone Cir): First appeared in published agency feed
Record RES-2623641 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (4175 Gloster Way): First appeared in published agency feed
Record RES-2623753 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (2327 Aerostar Way): Status changed from Issued to Finaled
Record RES-2621291 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (4301 Truxel Rd D6): First appeared in published agency feed
Record COM-2623057 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (4000 Alan Shepard St 161): Status changed from Issued to Finaled
Record COM-2619846 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (4000 Innovator Dr 36103): First appeared in published agency feed
Record COM-2623854 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2510946 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (2121 Natomas Crossing Dr 800): Status changed from Verify to Issued
Record SIG-2619620 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (2121 Natomas Crossing Dr 800): Issued date changed from (blank) to 2026-10-06
Record SIG-2619620 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (2121 Natomas Crossing Dr 800): Project name changed from SIGN to SIGN - Qisa Coffee
Record SIG-2619620 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (f236f913874a5d747f25f564866083fe09f5137d): First appeared in published agency feed
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 4 yr (since Oct 27, 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 (282 housing units across 0 permits).
In "Entitled" for 6.1 yr (since Sep 22, 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 (10 housing units across 0 permits).
In "Entitled" for 6.5 yr (since May 28, 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 (472 housing units across 0 permits).
In "In review" for 4.5 yr (since Apr 29, 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 ($95,809,400 declared valuation across 5 permits).
Issued after 5 mo (10.6× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
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 1,910 parcels
+33.3% YoY
City baseline: 30.4 / 1k
28 in trailing 24m
Includes 0 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Jad Constructon | General repair | 7 on parcel7 in ½ mi | $364,500 | 14 vs 0 prior |
| Central Glass | Windows / doors / siding | 3 on parcel3 in ½ mi | $7,491 | 2 vs 2 prior |
| Phe | EV charger | 1 on parcel2 in ½ mi | $19,328 | 1 vs 52 prior |
| 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 95834
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 ($5,950/yr) + local voter-approved bond debt ($833/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.
−$25,274/yr
Cash needed: $130,900
NOI: $10,829/yr
P&I: $3,009/mo
For $0/mo net cash flow
At $2,300/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 | $2,116/mo | −$2,370/mo | -21.7% | $5,425/mo | −$2,353/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,300/mo | −$2,106/mo | -19.3% | $5,021/mo | −$1,958/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,438/mo | −$1,955/mo | -17.9% | $4,905/mo | −$1,658/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 ↗
4101 Innovator Drive #434 com window permit minor no plans
Window Permit: Install a retrofit window in the mater bedroom, like for like in 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 2003. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
4101 INNOVATOR DR # 202 - PATIO DOOR C/O
"#202 INSTALL 1 RETROFIT PATIO DOOR IN LIVING ROOM LIKE FOR LIKE, SIZE AND LOCATION. MEETS TITLE 24 AND EGRESS." ALL WORK SUBJECT TO FIELD INSPECTION
SHARED PLANS (6) - BALCONY REPAIRS - 4101 INNOVATOR DR - BLD 7
EPC - Landing and Balcony Repairs - BLD 7 UNIT 721 Balcony Repair UNIT 727 Balcony Repair. Deck finish, remove existing concrete and replace with West Coat deck coating. Remove and replace any subfloor sheathing with wood decay. Shared plans reviewed under COM-2510881
SHARED PLANS (6) - BALCONY REPAIRS - 4101 INNOVATOR DR - BLD 9
EPC - Landing Repairs - BLD 9 UNIT 927 Landing Repair UNIT 928 Landing Repair and Deck finish, remove existing concrete and replace with West Coat deck coating. Remove and replace any subfloor sheathing with wood decay. Shared plans reviewed under COM-2510881
SHARED PLANS (6) - BALCONY REPAIRS - 4101 INNOVATOR DR - BLD 10
EPC - Landing and Balcony Repairs - BLD 10 UNIT 1025 Balcony Repair UNIT 1035 Balcony Repair. Deck finish, remove existing concrete and replace with West Coat deck coating. Remove and replace any subfloor sheathing with wood decay. Shared plans reviewed under COM-2510881
SHARED PLANS (6) - BALCONY REPAIRS - 4101 INNOVATOR DR - BLD 12
EPC - Balcony Repairs - BLD 12 UNIT 1222 Balcony Repair UNIT 1232 Balcony Repair. Deck finish, remove existing concrete and replace with West Coat deck coating. Remove and replace any subfloor sheathing with wood decay. Shared plans reviewed under COM-2510881
SHARED PLANS (6) - BALCONY REPAIRS - 4101 INNOVATOR DR - BLD 13
EPC - Landing Repairs - BLD 13 UNIT 1321, 1322, 1323, 1324 Landing Repair. UNITS 1331, 1332, 1333, 1334 Landing Repair and Deck finish, remove existing concrete and replace with West Coat deck coating. Remove and replace any subfloor sheathing with wood decay. Shared plans reviewed under COM-2510881
SHARED PLANS (6) - BALCONY REPAIRS - 4101 INNOVATOR DR - BLD 14
EPC - Landing and Balcony Repairs - BLD 14 UNIT 1422 Balcony Repair. Deck finish, remove existing concrete and replace with West Coat deck coating. Remove and replace any subfloor sheathing with wood decay. Shared plans reviewed under COM-2510881
4101 innovator dr / com minor
install retro fit patio door in the living room. like for like size and location meets title 24 Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
carport repair
EPC - Carport repair like for like
EV Charger (PHE)
EPC - Review 5-5-5. New dual EV charger mounted on a single pedestal with a new underground feeder from existing house panel to charging pedestal. (1) BTC power dual port 30A level 2 commercial charging station pedestal; (2) Envoy parking only signs.
Valagio Apts / Bldg 15 / 20 Units 1502;04;06;08;1521-1528 & 1531-1538
Install New Microwave Range Exhaust Hood. Install new J-box and switch for pendant light in Kitchen. R&R Kitchen sink & faucet. Install new Clean Out. WWOP-QUAD FEE AAPLIES
Valagio Apts / Bldg 14 / 20 Units 1402;04;06;08;1421-1428 & 1431-1438
Install New Microwave Range Exhaust Hood. Install new J-box and switch for pendant light in Kitchen. R&R Kitchen sink & faucet. Install new Clean Out.
Valagio Apts / Bldg 13 / 20 Units 1302;04;06;08;1321-1328 & 1331-1338
Install New Microwave Range Exhaust Hood. Install new J-box and switch for pendant light in Kitchen. R&R Kitchen sink & faucet. Install new Clean Out. WWOP-QUAD FEE AAPLIES
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
12.68 acres
Assessor's classification for assessment purposes. This is not zoning.
2025 W EL CAMINO AVE; 4101 INNOVATOR DR; 4101 INNOVATOR DR # 1001 # 1001
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 225-1250-030-0000. 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.
| Beazer Homes Merged: BEAZER HOMES HOLDINGS CORP · BEAZER HOMES HOLDINGS LLC Recent nearby: 3850 Samuelson Way (Nov 20, 2019) | New single-family home | 347 in ½ mi | $74,062,411 | 18 vs 104 prior−83% |
| Signature Homes Recent nearby: 3878 Firestar Way (Feb 11, 2021) | New single-family home | 130 in ½ mi | $32,463,136 | 213 vs 118 prior+81% |
| Connected Technology Recent nearby: 2559 Chuck Yeager Cir (Jun 2, 2026) | Remodel / interior alteration | 11 in ½ mi | $10,616 | 117 vs 248 prior−53% |
| The Spanos Recent nearby: 4140 Innovator Dr (Apr 15, 2019) | New multifamily / condos / mixed-use | 6 in ½ mi | $43,436,677 | 4 vs 2 prior |
| Gp Development Recent nearby: 2101 Arena Blvd (Nov 1, 2019) | Remodel / interior alteration | 6 in ½ mi | $3,208,087 | 7 vs 15 prior−53% |
| Dorn Development And Construction Recent nearby: 3991 E Commerce Way (Sep 9, 2022) | New commercial / non-residential building | 5 in ½ mi | $3,088,062 | 1 vs 0 prior |
| Cirks Construction Recent nearby: 2650 Arena Blvd (May 1, 2023) | Commercial tenant improvement | 4 in ½ mi | $3,965,924 | 0 vs 8 prior−100% |
| 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) |
| EV chargerOn this parcel | 225 | 17d | 40d | 91d | 190d | 40d(vs 45d prior) |
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.
Valagio Apts / Bldg 12 / 20 Units / Units 1202;04;06;08;1221-1228 & 1231-1238
Install New Microwave Range Exhaust Hood. Install new J-box and switch for pendant light in Kitchen. R&R Kitchen sink & faucet. Install new Clean Out. WWOP-QUAD FEE AAPLIES
Valagio Apts / Bldg 11 / 16 Units / Units 1101-1108 & 1121-1128
Install New Microwave Range Exhaust Hood. Install new J-box and switch for pendant light in Kitchen. R&R Kitchen sink & faucet. Install new Clean Out. WWOP-QUAD FEE AAPLIES
Valagio Apts / Bldg 10 / 20 Units / Units 1001-1008; 1021-1028 & 1031-1034
Install New Microwave Range Exhaust Hood. Install new J-box and switch for pendant light in Kitchen. R&R Kitchen sink & faucet. Install new Clean Out. WWOP-QUAD FEE AAPLIES
Valagio Apts / Bldg 9 / 20 Units / Units 901-108; 921-928 & 931-934
Install New Microwave Range Exhaust Hood. Install new J-box and switch for pendant light in Kitchen. R&R Kitchen sink & faucet. Install new Clean Out.
Valagio Apts / Bldg 8 / 16 Units / Units 801-808 & 821-828
Install New Microwave Range Exhaust Hood. Install new J-box and switch for pendant light in Kitchen. R&R Kitchen sink & faucet. Install new Clean Out. WWOP-QUAD FEE AAPLIES
Valagio Apts / Bldg 7 / 16 Units / Units 701-108 & 721-728
Install New Microwave Range Exhaust Hood. Install new J-box and switch for pendant light in Kitchen. R&R Kitchen sink & faucet. Install new Clean Out. WWOP-QUAD FEE AAPLIES
Valagio Apts / Bldg 6 / 12 Units / Units 601-606 & 621-626
Install New Microwave Range Exhaust Hood. Install new J-box and switch for pendant light in Kitchen. R&R Kitchen sink & faucet. Install new Clean Out. WWOP-QUAD FEE AAPLIES
Valagio Apts / Bldg 5 / 20 Units / Units 502;504;506;508;521-528 & 531-538
Install New Microwave Range Exhaust Hood. Install new J-box and switch for pendant light in Kitchen. R&R Kitchen sink & faucet. Install new Clean Out. WWOP-QUAD FEE AAPLIES
Valagio Apts / Bldg 4 / 20 Units / Units 402;404;406;408;421-428 & 431-438
Install New Microwave Range Exhaust Hood. Install new J-box and switch for pendant light in Kitchen. R&R Kitchen sink & faucet. Install new Clean Out. WWOP-QUAD FEE AAPLIES
Valagio Apts / Bldg 3 / 20 Units / Units 301-308; 321-328 & 331-334
Install New Microwave Range Exhaust Hood. Install new J-box and switch for pendant light in Kitchen. R&R Kitchen sink & faucet. Install new Clean Out.
Valagio Apts / Bldg 2 / 20 Units / Units 201-208, 221-128 & 231-234
Install New Microwave Range Exhaust Hood. Install new J-box and switch for pendant light in Kitchen. R&R Kitchen sink & faucet. Install new Clean Out. WWOP-QUAD FEE AAPLIES
Valagio Apts / Bldg 1 / 12 Units / Units 101-106 & 121-126
Install New Microwave Range Exhaust Hood. Install new J-box and switch for pendant light in Kitchen. R&R Kitchen sink & faucet. Install new Clean Out.
LEASING OFFICE REMODEL
REMODEL EXISTING LEASING OFFICE TO INCLUDE: ACCESSIBLE BATHROOM, INTERIOR WALLS TO BE REMOVED/ADDED, STORAGE, NEW FINISHES FOR POOL RESTROOMS.