Sacramento 95835 · Westlake · APN 225-1480-054-0000 · City of Sacramento
Zoned M-1S-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $723,000 ($636,000–$810,000).
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Jun 25, 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)
Remodel / interior alteration (COM-2017430): Issued after 17 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$723,000
Benchmark range: $636,000 – $810,000
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$724/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: 268 homes completed, 108 permitted, 13 proposed or in review.
389 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.
513 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 M-1 as industrial, 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.
Record RES-2620282 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2620282 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2620333 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2620333 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2620333 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby new single-family home (5313 Grand Marina Way): First appeared in published agency feed
Record RES-2622791 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2605419 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby pool / spa (5389 Lopez Lake Way): First appeared in published agency feed
Record RES-2622323 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (159 Dock Cir): First appeared in published agency feed
Record RES-2622542 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (5424 Lopez Lake Way): Status changed from Issued to Finaled
Record COM-2524630 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (5328 Lopez Lake Way): Status changed from Issued to Finaled
Record RES-2616350 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2601953 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2601951 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (180 Kiana Ln): Status changed from Plan Check Target to Issued
Record RES-2620908 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (180 Kiana Ln): Issued date changed from (blank) to 2026-10-12
Record RES-2620908 · 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 →Issued after 17 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
current_status changed to "Verify Wait" in snapshot Nov 1, 2026.
address_raw changed to "5401 HIDDEN HARBOR WAY" in snapshot Nov 1, 2026.
issued_date changed to "2026-10-14" in snapshot Nov 1, 2026.
issued_date changed to "2026-10-14" in snapshot Nov 1, 2026.
issued_date changed to "2026-10-14" in snapshot Nov 1, 2026.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,632 parcels
−36.4% YoY
City baseline: 30.4 / 1k
36 in trailing 24m
Includes 0 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Onswitch | Plan revision / deferred submittal | 2 on parcel2 in ½ mi | $131,671 | 0 vs 0 prior |
| Tri Square Construction | Remodel / interior alteration | 1 on parcel1 in ½ mi | $252,000 | 1 vs 1 prior |
| Ravig | Commercial tenant improvement | 1 on parcel1 in ½ mi | $75,000 | 1 |
| 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 95835
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 ($7,250/yr) + local voter-approved bond debt ($1,015/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.
−$29,536/yr
Cash needed: $159,500
NOI: $14,456/yr
P&I: $3,666/mo
For $0/mo net cash flow
At $2,850/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 | $2,622/mo | −$2,789/mo | -21.0% | $6,515/mo | −$2,759/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,850/mo | −$2,461/mo | -18.5% | $6,030/mo | −$2,270/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $3,021/mo | −$2,273/mo | -17.1% | $5,890/mo | −$1,898/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 ↗
VERIZON CELL SITE
EPC - Modification to an existing Verizon cell site: Replacing (6) (E) antennas and (6) (E) RRU's with (6) new antennas and (4) new RRU's within existing FRP cupola
3800 BAYOU RD - 3 WALL SIGNS / 1 MONUMENT SIGN
install three (3) illuminated wall signs, reface one (1) existing monument sign
VERIZON CELL SITE
EXPEDITED - EPC - New Verizon Wireless Cell site, roof top, clock tower. install antennas, with associated radio equipment. - PLNG-INSP CYC4: SWITCHING 5G ANTENNA MODEL, REVISED EXHAUST VENT ON A4.4
Cell Site Modification
Proposes VZW unmanned telecommunications facility: - A 136+- SQ. foot interior equipment lease area. - Power and Telco utilities brought to facility. - Antennas w/ associated equipment mounted in a proposed faux cupola.
REVISION TO COM-2121516
EPC - REVISION TO COM-2121516: Delta 1 Revision - Array of photovoltaic modules moved to a different roof. Changes in support of this are on sheets: 001, A100, A200, E100, E200, E300, E400, E500, E700, S100. All changes are clouded. Updated structural calculations provided for the building to which array is being moved.
Commercial Solar Installation
EPC - 57.75kw Solar PV System, and 0gal Solar WH System (water heater installed null). SEE REVISION COM-2124504: Delta 1 Revision - Array of photovoltaic modules moved to a different roof. Changes in support of this are on sheets: 001, A100, A200, E100, E200, E300, E400, E500, E700, S100. All changes are clouded. Updated structural calculations provided for the building to which array is being moved.
No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%.
LIFE STORAGE SIGN
INSTALL 2 NEW ATTACHED/ILLUMINATED WALL SIGNS AND REFACE ONE EXISTING MONUMENT PLASTIC FACE ONLY FOR NEW LIFE
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
4.70 acres
Assessor's classification for assessment purposes. This is not zoning.
3800 BAYOU RD
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 225-1480-054-0000. 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.
| Coast Sign | Sign | 1 on parcel1 in ½ mi | $9,700 | 0 vs 0 prior |
| Community Resource Project | HVAC / heat pump | 1 on parcel1 in ½ mi | $8,790 | 3 vs 16 prior−81% |
| Johnson United | Sign | 1 on parcel1 in ½ mi | $2,500 | 0 vs 0 prior |
| Lennar Homes Of California Recent nearby: 5406 Hidden Harbor Way (Oct 14, 2026) | New single-family home | 486 in ½ mi | $225,169,814 | 604 vs 501 prior+21% |
| DR Horton Recent nearby: 3461 Callison Dr (May 20, 2019) | New single-family home | 140 in ½ mi | $31,114,629 | 178 vs 4 prior |
| Premier Pools Recent nearby: 5121 Dodson Pl (Nov 3, 2021) | Pool / spa | 8 in ½ mi | $462,722 | 0 vs 0 prior |
| Connected Technology Recent nearby: 5035 Sienna Ln (Sep 10, 2025) | Remodel / interior alteration | 8 in ½ mi | $9,010 | 117 vs 248 prior−53% |
| 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) |
| Solar / battery storageOn this parcel | 3,950 | 0d | 3d | 8d | 27d | 2d |
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.