Sacramento 95834 · Gateway West · APN 225-1380-004-0000 · 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 $519,000 ($457,000–$581,000).
Zone R-1A-PUD allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
On-parcel permit history is indexed through Oct 16, 2021, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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.
$519,000
Benchmark range: $457,000 – $581,000
Closest lead: Duckhorn Drive Apartments (0.38 mi SE, 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 (~$531/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 proposed or in review; 1 commercial or mixed-use project.
2 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.
214 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-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.
In "Fee estimate" for 9.6 yr (since Mar 23, 2017), with no new permit record in 9.6 yr. · $1,380,708 declared valuation
In "Fee estimate" for 9.6 yr (since Mar 23, 2017), with no new permit record in 9.6 yr. · $2,909,730 declared valuation
In "Fee estimate" for 9.6 yr (since Mar 23, 2017), with no new permit record in 9.6 yr. · $10,845,450 declared valuation
In "Entitled" for 8.1 yr (since Sep 28, 2018), with no new permit record in 8.1 yr. · 368 units
In "Applied" for 13 mo (since Oct 27, 2025), with no new permit record in 13 mo. · 1 unit · $100,000 declared valuation
Nearby hvac / heat pump (3685 Trefethen Way): Status changed from Issued to Finaled
Record RES-2619748 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (3653 Poppy Hill Way): First appeared in published agency feed
Record RES-2623819 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (28 Bluefeather Ct): Status changed from Issued to Finaled
Record RES-2611045 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (130 Cafaro Cir): Status changed from Issued to Finaled
Record RES-2617083 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (120 Cakebread Cir): First appeared in published agency feed
Record RES-2622108 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (340 Groth Cir): First appeared in published agency feed
Record RES-2623028 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2906 Great Egret Way): Status changed from Ready-to-Issue to Issued
Record RES-2621000 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2906 Great Egret Way): Issued date changed from (blank) to 2026-09-28
Record RES-2621000 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (4721 Windsong St): Status changed from Ready-to-Issue to Issued
Record RES-2620812 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (4721 Windsong St): Issued date changed from (blank) to 2026-10-14
Record RES-2620812 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (3038 Great Egret Way): First appeared in published agency feed
Record RES-2623477 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (99 Cakebread Cir): First appeared in published agency feed
Record RES-2623100 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (27 Bluefeather Ct): First appeared in published agency feed
Record RES-2622021 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (3648 Poppy Hill Way): Status changed from Issued to Expired Permit
Record RES-2521956 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2924 Great Egret Way): Status changed from Issued to Expired Permit
Record RES-2522165 · 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 8.1 yr (since Sep 28, 2018), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (368 housing units across 0 permits).
In "Applied" for 13 mo (since Oct 27, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Expired Application" in snapshot Nov 1, 2026.
In "Fee estimate" for 9.6 yr (since Mar 23, 2017), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). High-impact scale ($1,380,708 declared valuation across 1 permit).
In "Fee estimate" for 9.6 yr (since Mar 23, 2017), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($2,909,730 declared valuation across 1 permit).
In "Fee estimate" for 9.6 yr (since Mar 23, 2017), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($10,845,450 declared valuation across 1 permit).
High-impact scale ($14,442,649 declared valuation across 36 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 2,486 parcels
−3.7% YoY
City baseline: 30.4 / 1k
53 in trailing 24m
Includes 1 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Serieux Plumbing | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $2,300 | 0 vs 0 prior |
| Katerra Construction Recent nearby: 3740 Duckhorn Dr (Jun 15, 2021) | New multifamily / condos / mixed-use | 14 in ½ mi | $22,409,759 | 0 vs 0 prior |
| Brooke Electric Recent nearby: 3301 Arena Blvd 1 (Mar 6, 2024) | Remodel / interior alteration |
| 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 ($5,200/yr) + local voter-approved bond debt ($728/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.
−$19,868/yr
Cash needed: $114,400
NOI: $11,684/yr
P&I: $2,629/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 | −$1,920/mo | -20.1% | $4,796/mo | −$1,896/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,300/mo | −$1,656/mo | -17.4% | $4,439/mo | −$1,502/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 | −$1,504/mo | -15.8% | $4,336/mo | −$1,201/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.
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
0.12 acres
Assessor's classification for assessment purposes. This is not zoning.
2860 FLORA SPRINGS 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 225-1380-004-0000. 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.
| $84,800 |
| 0 vs 12 prior−100% |
| Alston Construction Recent nearby: 3950 Duckhorn Dr 120 (May 22, 2023) | Commercial tenant improvement | 7 in ½ mi | $28,980,927 | 0 vs 3 prior |
| Premier Pools Recent nearby: 77 Goose Haven Ct (Aug 23, 2021) | Pool / spa | 6 in ½ mi | $348,361 | 0 vs 0 prior |
| Connected Technology Recent nearby: 3038 Great Egret Way (Oct 23, 2026) | Remodel / interior alteration | 6 in ½ mi | $5,421 | 117 vs 248 prior−53% |
| Jscs Recent nearby: 4100 Duckhorn Dr (Apr 16, 2026) | Commercial tenant improvement | 5 in ½ mi | $2,771,823 | 5 vs 4 prior |
| PBC Enterprises Recent nearby: 3609 Trefethen Way (Oct 9, 2025) | Addition (adds square footage) | 4 in ½ mi | $54,107 | 16 vs 21 prior−24% |
| Yancey Recent nearby: 3824 Chimney Rock Way (Apr 9, 2024) | Remodel / interior alteration | 3 in ½ mi | $56,060 | 38 vs 46 prior−17% |
| Northwest Exteriors Recent nearby: 190 Opus Cir (Oct 31, 2024) | Remodel / interior alteration | 3 in ½ mi | $51,143 | 22 vs 46 prior−52% |
| 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 alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Plumbing / water heater / sewerOn this parcel | 18,112 | 0d | 0d | 0d | 1d | 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.