Sacramento 95833 · Metro Center · APN 225-1420-004-0000 · City of Sacramento
Zoned OB-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $647,000 ($569,000–$725,000).
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 Jul 24, 2025).
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.
$647,000
Benchmark range: $569,000 – $725,000
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-1911474): Pending in review for 7.4 yr (65.9× 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 (~$652/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
215 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 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 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
Nearby solar / battery storage (2767 Dockside St): Status changed from Issued to Expired Permit
Record RES-2519993 · 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)
Commercial tenant improvement permit issued (FPP-2513695)
SUITE #150 Remodel
EPC - EXPEDITED - FPP*New interior partitions including modifications of existing HVAC, acoustical ceiling lighting and fire sprinklers. (Suite 150) · Declared valuation: $35,880 · Contractor: Jones And Lamberti Builders Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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 7.4 yr (65.9× 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 |
|---|---|---|---|---|
| Icon General Contractors | Commercial tenant improvement | 2 on parcel3 in ½ mi | $437,755 | 39 vs 62 prior−37% |
| Avanti Builders | Commercial tenant improvement | 2 on parcel2 in ½ mi | $297,500 | 2 vs 0 prior |
| John Mourier Construction | Commercial tenant improvement | 2 on parcel2 in ½ mi |
| 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 ($6,450/yr) + local voter-approved bond debt ($903/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.
−$27,253/yr
Cash needed: $141,900
NOI: $11,885/yr
P&I: $3,261/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 | −$2,555/mo | -21.6% | $5,844/mo | −$2,534/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,475/mo | −$2,271/mo | -19.2% | $5,409/mo | −$2,110/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 | −$2,107/mo | -17.8% | $5,284/mo | −$1,786/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 ↗
SUITE #150 Remodel
EPC - EXPEDITED - FPP*New interior partitions including modifications of existing HVAC, acoustical ceiling lighting and fire sprinklers. (Suite 150)
REVISION TO COM-2017150
EPC - REVISION TO COM-2017150: (Suite #130 )- Delta -# 1 changes to include: Removal of Hard lid ceiling and replaced with ACOUSTICAL ceiling; Relocate (5) sprinkler heads and reinstall them in the new acoustical ceiling within OFFICE and Break Areas
2880 Gateway Oaks Drive Remodel Suite# 200, 340, 350, 360 & 390
EPC - REMODEL TO SUITES # 200, 340, 350, 360 & 390 TO INCLUDE-Demolition of existing improvements, construction of new improvements. Work to include new interior partitions and finishes, modification of existing HVAC, plumbing, electrical, fire sprinkler and fire alarm.
Bathroom Remodel
EPC - Remodel mens and womens 1st floor common area restrooms.
SUITE 200 AND 310 INTERIOR DEMO
EPC - SUITE 200 AND 310 DEMOLITION OF EXISTING IMPROVEMENTS, SQUARE FOOTAGE 26,268
Suite #130 Remodel
EPC - Suite #130 Remodel to include: Construct new interior partitions and finishing. Modification to existing HVAC, acoustic ceiling, lighting, power, and fire sprinkler system.******REVISION TO COM-2017150: (Suite #130 )- Delta (#1) changes to include: Removal of Hard lid ceiling and replaced with ACOUSTICAL ceiling; Relocate (5) sprinkler heads and reinstall them in the new acoustical ceiling****
Suite 100
EXPEDITED - EPC - Suite 100, Construction of new improvements. Work to include new interior partitions and finishes. Modification of existing HVAC, Suspended Acoustic Ceiling, Lighting, Power & Signal, Fire Alarm & Fire Sprinklers.
Suite 100
EXPEDITED - EPC, Suite 100, Interior Permit (at this time; full FPP Tenant Improvement Permit submission is forthcoming). Includes demo of existing flooring, walls, and light fixtures. Remove and Replace sprinkler head.
2880 Gateway Oaks Dr #100- Sign
Suite #100 Manufacturer and install one set of Halo illuminated building letters.
FIRE ALARM UPDATE
EPC Submittal -SUITE 130, 140, 150- INSTALLING NEW (10) STROBES & (5) HORN/STROBES IN ALL COMMON AREAS & CONNECTING TO THE EXISTING NAC POWER SUPPLY - FIRELITE FCPS-24FS8 LOCATED IN THE EXISTING 1FL CENTER ELECTRICAL ROOM.
EPC Submittal - Remodel of Commercial Building - INSTALLING NEW (10) STROBES & (5) HORN/STROBES IN ALL COMMON AREAS & CONNECTING TO THE EXISTING NAC POWER SUPPLY - FIRELITE FCPS-24FS8 LOCATED IN THE EXISTING 1FL CENTER ELECTRICAL ROOM.
Relocate Existing Circuit
Relocate Existing Circuit . Will cap off existing and relocate to other side of conference room .
Electrical Only
EXPEDITED - Install one quad receptacle within existing office area.
Suite 100
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
0.94 acres
Assessor's classification for assessment purposes. This is not zoning.
2880 GATEWAY OAKS DR; 2880 GATEWAY OAKS DR # 100 # 100; 2880 GATEWAY OAKS DR # 130 # 130
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 225-1420-004-0000. 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.
| $119,053 |
| 2 vs 7 prior |
| Hci | Fire alarm / sprinkler | 2 on parcel2 in ½ mi | $20,570 | 0 vs 0 prior |
| Rex Moore Group | Electrical / panel | 2 on parcel2 in ½ mi | $9,457 | 0 vs 1 prior |
| Browning Construction | Commercial tenant improvement | 1 on parcel1 in ½ mi | $92,600 | 5 vs 9 prior−44% |
| Jones And Lamberti Builders | Commercial tenant improvement | 1 on parcel1 in ½ mi | $35,880 | 28 vs 33 prior−15% |
| Pacific Neon | Sign | 1 on parcel1 in ½ mi | $10,500 | 0 vs 0 prior |
| David Crye General Engineering Contractor | Commercial tenant improvement | 1 on parcel1 in ½ mi | $1,200 | 0 vs 0 prior |
| Beazer Homes Recent nearby: 2896 High Tide Ave (Oct 2, 2023) | New single-family home | 416 in ½ mi | $124,993,120 | 18 vs 104 prior−83% |
| 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) |
| Electrical / panelOn this parcel | 11,023 | 0d | 0d | 0d | 5d | 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.
EXPEDITED - Suite 100 interior remodel. Scope of work to include demolition of two work stations and shelving. Construction of new conference room, demountable partitions and installation of new modernfold partition wall.
Suite 150 Electrical
EXPEDITED - Suite 150 addition of dedicated electrical circuits in two existing rooms.