Sacramento 95835 · Natomas Park · APN 225-1510-072-0000 · 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 $585,000 ($515,000–$655,000).
Zone R-1A-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 (7 total permits, latest Mar 20, 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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$585,000
Benchmark range: $515,000 – $655,000
Closest lead: Serenade Condo (Regency Park) (0.32 mi NW, fee estimate). 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 (~$593/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: 37 homes completed, 5 permitted.
46 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.
475 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 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 8.7 yr (since Mar 7, 2018), with no new permit record in 8.7 yr. · 42 units · $5,632,550 declared valuation
In "Entitled" for 4.3 yr (since Aug 3, 2022), with no new permit record in 4.3 yr. · 1 unit
Permit issued and active for 2.1 yr (first record Oct 3, 2024), with no completion or new permit record in 20 mo. · 1 unit · $448,351 declared valuation
Permit issued and active for 2.1 yr (first record Oct 5, 2024), with no completion or new permit record in 20 mo. · 1 unit · $498,231 declared valuation
Nearby electrical / panel (5415 Lewrosa Way): First appeared in published agency feed
Record RES-2622921 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (661 Natalino Cir): First appeared in published agency feed
Record RES-2623368 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (1921 Delafield Way): Status changed from Issued to Finaled
Record RES-2616393 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (1921 Delafield Way): Description text was updated
Record RES-2616393 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (1900 Danbrook Dr 117): Status changed from Issued to Expired Permit
Record RES-2521610 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (70 Ainger Cir): Status changed from Issued to Finaled
Record RES-2616969 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (5415 Lewrosa Way): First appeared in published agency feed
Record RES-2623271 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (5004 Alterra Way): Status changed from Issued to Finaled
Record RES-2617936 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2504926 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (2053 Blackridge Ave): Status changed from Issued to Expired Permit
Record RES-2507742 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby pool / spa (18 Arvis Ct): First appeared in published agency feed
Record RES-2622916 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2504646 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (1476 Jeannie Way): Status changed from Issued to Finaled
Record RES-2618732 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1656 Maring Way): First appeared in published agency feed
Record RES-2622746 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (1900 Danbrook Dr 822): First appeared in published agency feed
Record RES-2622583 · 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 "Fee estimate" for 8.7 yr (since Mar 7, 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 (42 housing units, $5,632,550 declared valuation across 1 permit).
Active in "Issued" for 20 mo (first record Mar 7, 2025) with no new permit activity recorded in 18 mo. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
Active in "Issued" for 20 mo (first record Mar 12, 2025) with no new permit activity recorded in 18 mo. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
In "Entitled" for 4.3 yr (since Aug 3, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Active in "Issued" for 2.1 yr (first record Oct 3, 2024) with no new permit activity recorded in 20 mo.
Active in "Issued" for 2.1 yr (first record Oct 5, 2024) with no new permit activity recorded in 20 mo.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 4,537 parcels
−32.9% YoY
City baseline: 30.4 / 1k
132 in trailing 24m
Includes 1 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Bonney Plumbing | Remodel / interior alteration | 1 on parcel7 in ½ mi | $27,742 | 45 vs 99 prior−55% |
| Halls Window Center | General repair | 1 on parcel2 in ½ mi | $40,019 | 26 vs 89 prior−71% |
| Jason Anderson Construction | Remodel / interior alteration | 2 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 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 ($5,850/yr) + local voter-approved bond debt ($819/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.
−$19,445/yr
Cash needed: $128,700
NOI: $16,052/yr
P&I: $2,958/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 | −$1,948/mo | -18.2% | $5,341/mo | −$1,907/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,850/mo | −$1,620/mo | -15.1% | $4,944/mo | −$1,418/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 | −$1,432/mo | -13.4% | $4,829/mo | −$1,046/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 ↗
BATHROOM REMODEL
EPC - REDUCING WINDOW SIZE IN SHOWER AREA AND CHANGING TO AWNING WINDOW, ENLARGING A DOOR, ADDING PONY WALLS. ADDING RECESSED LIGHTS, WALL MOUNT LIGHTS, EXHAUST FANS, OUTLETS, AND SWITCHES. NEW FIXTURES, NEW SHOWERS. Carbon monoxide & Smoke alarms are required. Reference CRC sections R315 & R314. All work subject to field inspections.
5159 Bissett Way: Kitchen Remodel Non-Structural Appliance Movement
Remodel to existing kitchen space, non-structural, layout change to move stove; replace cabinets and appliances; Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994, are exempt); Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
ROOF MOUNT PV SOLAR 8.715KW
8.715kw Solar PV System, and 0gal Solar WH System (water heater installed null). All supply side connections, main breaker change-out, and/or panel upgrade will require a second inspection. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314, Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt). ALL WORK SUBJECT TO FIELD INSPECTION.
Change-out installation of Gas - 040 gallon to Electric - 052 gallon, located inside building, screening not required.
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%.
foundation repair
EPC - Underpin a portion of the foundation to, partially, re-level the floor.
Heckers - Door c/o
Remove and replace 1 entry door, like for like in size, Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
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
0.11 acres
Assessor's classification for assessment purposes. This is not zoning.
5159 BISSETT 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 225-1510-072-0000. 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.
| $34,000 |
| 6 vs 4 prior |
| Bay Area Underpinning | General repair | 1 on parcel1 in ½ mi | $37,700 | 0 vs 1 prior |
| Better Earth Electric | Solar / battery storage | 1 on parcel1 in ½ mi | $34,424 | 0 vs 0 prior |
| American Home Energy Savers | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $5,993 | 14 vs 35 prior−60% |
| Meritage Homes Of California Recent nearby: 1452 Monkton Way (Sep 8, 2025) | New single-family home | 38 in ½ mi | $17,510,231 | 228 vs 12 prior+1800% |
| Premier Pools Recent nearby: 5001 Crest Dr (Nov 4, 2021) | Pool / spa | 13 in ½ mi | $806,102 | 0 vs 0 prior |
| Clark Wagaman Designs Recent nearby: 5062 Bissett Way (May 15, 2023) | Addition (adds square footage) | 13 in ½ mi | $97,568 | 14 vs 41 prior−66% |
| Premier Pools Sacramento Recent nearby: 1452 Monkton Way (Oct 19, 2026) | Pool / spa | 10 in ½ mi | $761,033 | 102 vs 121 prior−16% |
| 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 improvement | 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.