Sacramento 95833 · Metro Center · APN 225-1420-001-0000 · City of Sacramento
Zoned OB-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $563,000 ($495,000–$631,000).
Zone OB-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 (19 total permits, latest Apr 28, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
7 substantial renovation & housing permits over 24 months (68.0 per 1,000 parcels vs. 30.4 citywide baseline) (#97 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Metro Center)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$563,000
Benchmark range: $495,000 – $631,000
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)
Fire alarm / sprinkler (COM-2021645): Issued after 6 mo (13.0× the 14d median) — slower than 90% of fire alarm / sprinkler permits in City of Sacramento (median 14d, 90th pct 71d, n=2,312).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: New home at 2809 Flower Pot Walk (0.5 mi SW, 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 (~$572/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
254 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 OB as mixed use, 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 4.4 yr (first record Jun 22, 2022), with no completion or new permit record in 4.3 yr. · 1 unit · $240,857 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 hvac / heat pump (2892 Candido Dr): First appeared in published agency feed
Record RES-2622955 · 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 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 solar / battery storage (2600 Klayko St): Status changed from Issued to Finaled
Record RES-2621088 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Latest published Zillow Home Value Index (ZHVI) update
Changed from $451,611 in September 2025 to $448,368 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95833 (not a parcel appraisal)
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 →Issued after 6 mo (13.0× the 14d median) — slower than 90% of fire alarm / sprinkler permits in City of Sacramento (median 14d, 90th pct 71d, n=2,312).
Pending in review for 8.2 yr (73.1× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Pending in review for 9.1 yr (81.3× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Active in "Issued" for 4.4 yr (first record Jun 22, 2022) with no new permit activity recorded in 4.3 yr.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 103 parcels
Small prior baseline
City baseline: 30.4 / 1k
7 in trailing 24m
Includes 0 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Jeff Gunnell Construction | Commercial tenant improvement | 10 on parcel18 in ½ mi | $8,453,254 | 19 vs 8 prior+138% |
| Descor | Commercial tenant improvement | 1 on parcel13 in ½ mi | $2,859,910 | 8 vs 12 prior−33% |
| Icon General Contractors | Commercial tenant improvement | 1 on parcel |
| 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 ($5,650/yr) + local voter-approved bond debt ($791/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.
−$21,487/yr
Cash needed: $124,300
NOI: $12,797/yr
P&I: $2,857/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 | −$2,075/mo | -20.0% | $5,173/mo | −$2,048/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,475/mo | −$1,791/mo | -17.3% | $4,788/mo | −$1,623/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 | −$1,627/mo | -15.7% | $4,677/mo | −$1,299/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 ↗
Finaled / completedMay 24, 2019 – May 24, 2019
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
JUDICIAL COUNCIL OF CALIFORNIA
EPC - EXPEDITED - CONSTRUCTION OF NEW IMPROVEMENTS, WORK TO INCLUDE NEW INTERIOR PARTITIONS AND FINISHES. MODIFICATION OF EXISTING HVAC,ELECTRICAL & FIRE SPRINKLERS.
Judicial Council of California
EPC - CONSTRUCTION OF NEW IMPROVEMENTS, WORK TO INCLUDE NEW INTERIOR PARTITIONS AND FINISHES. MODIFICATION OF EXISTING HVAC,ELECTRICAL & FIRE SPRINKLERS.
FPP-2850 Gateway Oaks #200 REMODEL
EPC - EXPEDITED - DEMO OF EXISTING IMPROVEMENTS, CONSTRUCTION OF NEW IMPROVEMENTS, WORK TO INCLUDE NEW INTERIOR PARTITIONS & FINISHES, MODIFICATION OF EXISTING HVAC, PLUMBING, ELECTRICAL & FIRE SPRINKLER
fire equipment
EPC - TSI is to add a cellular dialer to the existing FACP
ANTENA REMOVAL
EPC - REMOVAL OF EXISTING CLEARWIRE EQUIPMENT ON ROOFTOP, INCLUDING: ANTENNAS, MICROWAVE DISHES, EQUIPMENT CABINET, CABLE TRAYS AND CONDUITS.
EV Charging Stations-2850 & 2880 Gateway Oaks
EPC - DEMOLITION OF EXISTING IMPROVEMENTS, CONSTRUCTION OF NEW IMPROVEMENTS, WORK TO INCLUDE NEW CONCRETE WALK, ELECTRIC VEHICLE CHARGING STATIONS, BOLLARDS & SIGNAGE. MODIFICATION OF EXISTING ELECTRICAL, LANDSCAPING AND PARKING STRIPING. SQUARE FOOTAGE: 1,996
Complete work on expired permit SUNDT Sign Permit
Complete work on expired permit Install (1) attached / illuminated wall sign
SUITE 150
EXPEDITED - EPC - DEMOLITION OF EXISTING IMPROVEMENTS,CONSTRUCTION OF NEW TENANT IMPROVEMENTS. WORK TO INCLUDE NEW INTERIOR PARTITIONS, PLUMBING & FINISHES. MODIFICATION OF EXISTING HVAC,ELECTRICAL,FIRE SPRINKLER AND FIRE ALARM.
SUNDT Sign Permit
Install (1) attached / illuminated wall sign
2850 Gateway Oaks - Interior Demolition -Suite 150
EXPEDITED - Interior demolition to include; Removal of non-load-bearing walls, electrical, mechanica, frire sprinkler, tbar ceiling and misc. finishes.
2850 Gateway Oaks - Interior Demolition
EXPEDITED - Interior demolition to include; Removal of non-load-bearing walls, electrical, mechanica, frire sprinkler, tbar ceiling and misc. finishes.
SUNDT Sign Permit
Install (1) attached / illuminated wall sign
Suite 100
EXPEDITED - EPC - Remodel of Commercial Building - demolition of existing interior improvements New improvements to include new partitions and finishes Modification of existing HVAC, electrical, plumbing, fire sprinkler and fire alarm systems THE STATE FIRE MARSHALL WILL PLAN REVIEW AND INSPECT THE FIRE SPRINKLERS.
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
0.95 acres
Assessor's classification for assessment purposes. This is not zoning.
2850 GATEWAY OAKS DR; 2850 GATEWAY OAKS DR # 100 # 100; 2850 GATEWAY OAKS DR # 105 # 105
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 225-1420-001-0000. 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.
| $634,744 |
| 39 vs 62 prior−37% |
| Illuminated Creations | Sign | 3 on parcel3 in ½ mi | $6,600 | 0 vs 0 prior |
| Ap Thomas Construction | Commercial tenant improvement | 1 on parcel1 in ½ mi | $408,250 | 0 vs 3 prior |
| Xclusive Wireless Resources | Remodel / interior alteration | 1 on parcel1 in ½ mi | $10,000 | 0 vs 5 prior |
| Tri Signal Integration | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $2,000 | 0 vs 0 prior |
| Beazer Homes Recent nearby: 2832 High Tide Ave (Jul 28, 2023) | New single-family home | 108 in ½ mi | $34,040,448 | 18 vs 104 prior−83% |
| Gp Development Recent nearby: 2720 Gateway Oaks Dr (Apr 6, 2023) | Commercial tenant improvement | 15 in ½ mi | $1,641,900 | 7 vs 15 prior−53% |
| Ref And Sons Recent nearby: 2804 Gateway Oaks Dr (Oct 26, 2021) | Commercial tenant improvement | 6 in ½ mi | $512,122 | 0 vs 0 prior |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| DemolitionOn this parcel | 705 | 0d | 1d | 7d | 35d | 2d |
| 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) |
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.
Remodel
EXPEDITED - Interior demo of non-bearing partitions, T-Bar ceiling, electrical to be safe off at nearest J-box, lighting plumbing and finishes. HVAC registers and misc. duct-work
Suite 100
EPC Submittal - Remodel of Commercial Building - demolition of existing interior improvements New improvements to include new partitions and finishes Modification of existing HVAC, electrical, plumbing, fire sprinkler and fire alarm systems
Suite 485
EXPEDITED - EPC - Suite 485, 6,752 square feet of interior remodel consisting of new walls, ceiling, casework and finishes, rework HVAC, plumbing, electrical, fire sprinkler, and fire alarm,
Art Institute Of California
EXPEDITED - Interior remodel of 1st and 2nd floor. New partitions with associated mechanical, electrical and fire sprinklers. 4,024 sq. ft.
EPC Submittal - Remodel of Commercial Building - remove/ replace 3 antennas remove/ replace coax w/ hybrid cable add new radios install new cabinets install gps antenna install new PPC
Suite 300
EXPEDITED - Suite 300 interior remodel to include new partitions with associated mechanical, electrical and fire sprinklers.