Sacramento 95833 · Metro Center · APN 225-1420-002-0000 · City of Sacramento
Zoned OB-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $569,000 ($501,000–$637,000).
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 (15 total permits, latest Aug 29, 2023).
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.
$569,000
Benchmark range: $501,000 – $637,000
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)
Plan revision / deferred submittal (SUB-1922791): Pending in review for 7 yr (62.2× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$578/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
246 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.
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 windows / doors / siding (3043 Tintorera Way): Status changed from Issued to Finaled
Record RES-2613096 · 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 (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)
Annual ZIP 95833 home-value index checkpoint
Changed from $471,466 in September 2024 to $451,611 in September 2025.
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 →Pending in review for 7 yr (62.2× 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 7.1 yr (63.5× 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 8.1 yr (72.5× 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 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).
Issued after 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Pending in review for 8.5 yr (75.5× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
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 |
|---|---|---|---|---|
| Jackson Properties | Commercial tenant improvement | 2 on parcel2 in ½ mi | $155,837 | 12 vs 23 prior−48% |
| Swinerton | Commercial tenant improvement | 1 on parcel1 in ½ mi | $885,227 | 0 vs 0 prior |
| Slc | Remodel / interior alteration | 1 on parcel1 in ½ mi | $20,000 |
| 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 ($5,700/yr) + local voter-approved bond debt ($798/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.
−$21,847/yr
Cash needed: $125,400
NOI: $12,740/yr
P&I: $2,882/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 | −$2,105/mo | -20.1% | $5,215/mo | −$2,078/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,475/mo | −$1,821/mo | -17.4% | $4,827/mo | −$1,653/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 | −$1,657/mo | -15.9% | $4,715/mo | −$1,330/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 ↗
T-MOBILE DECOMMISION
EPC - Remove existing Sprint/T-Mobile telecom equipment, not to be replaced.
State Fund Gateway Oaks Suite 400 Renovation
4th Floor Tenant Improvement / Building Fire Alarm Upgrade. Number of heads: 82 4th Floor TI only. Square footage 30,358 Entire building fire alarm upgrade. Number of devices: 161 - 3 panels. Number of hydrants: 4 Local Fire Authority Access Approval form ONLY No SFD inspections
4TH FLOOR REMODEL
EXPEDITED - EPC Submittal - Remodel of Commercial Building - Remodel approximately 6,655sf on 4th floor of office building. New non-load bearing wall, new non-rated and rated walls, new power, lighting, mechanical, millwork and finishes. No change of use, tenant will remain. (Fire by State Fire Marshall)
EPC Submittal - Remodel of Commercial Building - Tenant improvement, interior-only approximately 6,655sf on 4th floor of office building. New non-load bearing wall, new non-rated and rated walls, new power, lighting, mechanical, millwork and finishes. No change of use, tenant will remain.
EPC Submittal - Addition to Commercial Building - Replace existing Fire Alarm Panel and Annuciator with a New Fire Alarm Panel and Annuciator. No New devices.
EPC Submittal - Remodel of Commercial Building - Disassembly of existing workstations,assembly of new work stations, assembly of new workstations, modification of existing electrical
EPC Submittal - Remodel of Commercial Building - Remove and safe-off the existing smoke sensor in the elevator lobby and reinstall once a new ceiling is completed. Remove existing wall strobe in the existing classroom and install a new ceiling mount horn/strobe in the newly created reception area and in the new conference room.
CELL PHONE EQUIPMENT
EPC Submittal - Remodel of Commercial Building - remove 3 existing antennas and replace with 3 new antennas. Add 3 new RRHv3 radios and keep 6 existing RRU radios.
EPC Submittal - Remodel of partial second floor to include new walls, ceiling, power/data, light fixtures, finishes and HVAC. The remodel area is appr. 15,276 square feet.
EPC Submittal - Remodel of Commercial Building - Tenant improvement of partial second floor to include new walls, ceiling, power/data, light fixtures, finishes and HVAC.
sprint equipment upgrades.
EPC Submittal - remove 3 existing antennas and replace with 3 new dual band antennas and 3 new MIMO antennas. Install 3 new 800 MHz RRH-C4. install 3 new hybrid cables. add new 2.5 string of batteries inside existing BBU cabinet. add new 2.5 equipment inside existing MMBs cabinet.
EPC Submittal - Deferred/Revision to Issued Permit com-1803660 - remove 3 existing antennas and replace with 3 new dual band antennas and 3 new MIMO antennas. Install 3 new 800 MHz RRH-C4. install 3 new hybrid cables. add new 2.5 string of batteries inside existing BBU cabinet. add new 2.5 equipment inside existing MMBs cabinet.
EPC Submittal - Remodel of Commercial Building - remove 3 existing antennas and replace with 3 new antennas. Add 3 new RRHv3 radios and keep 6 existing RRU radios.
Fire Alarm
Adding notification devices to existing alarm system.
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.
2860 GATEWAY OAKS DR
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 225-1420-002-0000. 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.
| 0 vs 0 prior |
| Kgpco Services | Remodel / interior alteration | 1 on parcel1 in ½ mi | $12,500 | 1 vs 6 prior |
| Johnson Controls Fire Protection | Plan revision / deferred submittal | 1 on parcel1 in ½ mi | $10,494 | 0 vs 1 prior |
| Beazer Homes Recent nearby: 2904 High Tide Ave (Oct 2, 2023) | New single-family home | 171 in ½ mi | $52,594,776 | 18 vs 104 prior−83% |
| Jeff Gunnell Construction Recent nearby: 2850 Gateway Oaks Dr (Apr 28, 2026) | Commercial tenant improvement | 17 in ½ mi | $7,012,254 | 19 vs 8 prior+138% |
| 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% |
| Descor Recent nearby: 2700 Gateway Oaks Dr (Aug 12, 2025) | Commercial tenant improvement | 13 in ½ mi | $2,859,910 | 8 vs 12 prior−33% |
| 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) |
| 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) |
| Fire alarm / sprinklerOn this parcel | 2,312 | 8d | 14d | 29d | 71d | 13d(vs 15d 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.
Suite 100
EXPEDITED 10,5,5- Interior remodel new partitions with associated electrical, mechanic, and fire sprinklers.