Sacramento 95835 · Creekside · APN 225-1780-012-0000 · City of Sacramento
Zoned C-2-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $616,000 ($542,000–$690,000).
On-parcel permit history is indexed through Feb 10, 2023, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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)
Plan revision / deferred submittal (SUB-2002088): Pending in review for 6.8 yr (60.3× 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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$616,000
Benchmark range: $542,000 – $690,000
Closest lead: Homecoming at Creekside (0.34 mi SE, 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 (~$623/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: 6 homes completed, 186 proposed or in review; 1 commercial or mixed-use project.
8 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.
146 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 C-2 as commercial, 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 9.9 yr (first record Dec 30, 2016), with no completion or new permit record in 6.9 yr. · 1 unit
In "Fee estimate" for 8.7 yr (since Mar 2, 2018), with no new permit record in 6.8 yr. · $1,985,788 declared valuation
Permit issued and active for 6.9 yr (first record Dec 23, 2019), with no completion or new permit record in 6.7 yr. · 1 unit · $191,109 declared valuation
Permit issued and active for 6.9 yr (first record Dec 23, 2019), with no completion or new permit record in 6.7 yr. · 1 unit · $261,140 declared valuation
Permit issued and active for 6.9 yr (first record Dec 23, 2019), with no completion or new permit record in 6.7 yr. · 1 unit · $261,140 declared valuation
In "Fee estimate" for 23 mo (since Dec 19, 2024), with no new permit record in 23 mo. · 186 units · $42,986,912 declared valuation
Nearby sign (2731 Del Paso Rd 110): Status changed from Processing to Issued
Record SIG-2620256 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (2731 Del Paso Rd 110): Issued date changed from (blank) to 2026-10-14
Record SIG-2620256 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (2731 Del Paso Rd 110): Project name changed from SIGNS to SIGNS - FIRE WINGS
Record SIG-2620256 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (4450 E Commerce Way): Status changed from Issued to Finaled
Record COM-2609186 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (4855 Watseka Way): First appeared in published agency feed
Record RES-2622574 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (2964 N Platte Way): Description text was updated
Record RES-2612693 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2935 Chatelet Walk): Status changed from Issued to Finaled
Record RES-2619609 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (2700 Del Paso Rd): First appeared in published agency feed
Record COM-2622813 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (471 Wapello Cir): First appeared in published agency feed
Record RES-2623554 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (2964 N Platte Way): First appeared in published agency feed
Record RES-2622609 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (2951 Benefit Way): First appeared in published agency feed
Record COM-2622334 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (4866 Watseka Way): Status changed from Issued to Finaled
Record RES-2617688 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (2701 Del Paso Rd): First appeared in published agency feed
Record SIG-2623158 · 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 $573,683 in September 2025 to $563,341 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95835 (not a parcel appraisal)
3031 Advantage Way · $12,658,601 valuation
Records span Feb 28, 2025 to Jan 12, 2026 (4 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project 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 23 mo (since Dec 19, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (186 housing units, $42,986,912 declared valuation across 1 permit).
High-impact scale (20 housing units, $3,086,363 declared valuation across 15 permits).
In "Fee estimate" for 8.7 yr (since Mar 2, 2018), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($1,985,788 declared valuation across 3 permits).
Pending in review for 6.8 yr (60.3× 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 6.8 yr (60.3× 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 6.9 yr (61.5× 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 1,281 parcels
+0.0% YoY
City baseline: 30.4 / 1k
20 in trailing 24m
Includes 0 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Pwc California Builders | New multifamily / condos / mixed-use | 7 on parcel18 in ½ mi | $18,130,156 | 0 vs 0 prior |
| Renovation And Maintenance Services | EV charger | 1 on parcel1 in ½ mi | $200 | 0 vs 0 prior |
| Foothill Fire And Wire | Plan revision / deferred submittal | 1 on parcel1 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-useOn this parcel | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
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 ($6,150/yr) + local voter-approved bond debt ($861/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.
−$21,607/yr
Cash needed: $135,300
NOI: $15,710/yr
P&I: $3,110/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 | −$2,128/mo | -18.9% | $5,593/mo | −$2,090/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,850/mo | −$1,801/mo | -16.0% | $5,176/mo | −$1,600/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 | −$1,613/mo | -14.3% | $5,056/mo | −$1,229/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 / completed20 unitsApr 2, 2019 – Mar 16, 2021
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
4750 E Commerce Way-Electrical
Confirming an installed receptacle for an EV Charger is acceptable.
REVISION TO COM-1905643
EPC - Revision to COM-1905643, Site light pole revision on sheet E6.2.
Revision to COM-1905643 - Homecoming Phase 1
EPC - Revisions to Electrical Sheets
Revision - Phase 1 Electrical
EPC - Revision to COM-1905643; Various revisions to the electrical including relocation of smart box, panel units, updating EV circuiting.
Phase 1 - Homecoming Bldg. 100 - PLBG Revision/ AMMR
EPC - Revision to COM-1905643; Air admittance valve revision at kitchen island sinks and AMMR request for COM-1905643 (main permit) for Homecoming apartment Building 100
EPC Submittal - Deferred/Revision to Issued Permit COM-1923056 - Sheets revised for an air admittance valve at the kitchen island sink.
EPC Submittal - Deferred/Revision to Issued Permit Com-1905643 - Revise plumbing plans to include air admittance valve at kitchen island.
Fire Alarm System - Phase 1
EPC - Fire alarm system for monitoring fire sprinklers. Deferred to Main permit (COM-1905643)
EPC Submittal - Master Plan Review - FIRE ALARM INSTALL FOR ONE APARTMENT BUILDING
Phase 1 - Homecoming Bldg. 100 Revision
EPC - Revisions to main permit COM-1905643; Individual unit on demand gas water heaters, gas range, revised building draftstop locations, revised 1st floor interior door sizes, revised laundry room make-up air, revised for hydronic heat in units.
EPC Submittal - Deferred/Revision to Issued Permit COM-1905643 - Revisions to existing permit for individual unit on demand gas water heaters, gas range, revised building draftstop locations, revised 1st floor interior door sizes, revised laundry room make-up air, revised for hydronic heat in units
Homecoming Phase 1 - Fire Sprinklers
EPC -DEFERRED- Fire sprinklers for main permit COM-1905643 (Bldg. 100). Shared permits COM-1905648 (Garage 1) & COM-1905699 (Pump House).
Phase 1- Pump House
EPC Submittal - (SHARED PLAN) - a domestic water pump house (319 sf). Main permit COM-1905643. - PLNG-INSP
Phase 1 - G1 Detached Garage
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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2019 | Phase 1 - Homecoming Bldg. 100 (NE Corner) & Site work(COM-1905643) | 5+ · Renter | — | 20 (Oct 16, 2019) | — | — |
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
1.24 acres
Assessor's classification for assessment purposes. This is not zoning.
4750 E COMMERCE WAY; 4750 E COMMERCE WAY UNIT 1101 UNIT 1101; 4750 E COMMERCE WAY UNIT 1104 UNIT 1104
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 225-1780-012-0000. 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 1 prior |
| Blue Mountain Construction Services Recent nearby: 1 Advantage Ct (Apr 24, 2025) | New single-family home | 62 in ½ mi | $15,326,439 | 8 vs 45 prior−82% |
| Buzz Oates Construction Recent nearby: 2450 Del Paso Rd (May 6, 2020) | Commercial tenant improvement | 25 in ½ mi | $8,925,788 | 9 vs 5 prior |
| Ssw Construction Recent nearby: 2951 Benefit Way (Jun 11, 2020) | Commercial tenant improvement | 9 in ½ mi | $14,093,676 | 0 vs 3 prior |
| Connected Technology Recent nearby: 160 Wapello Cir (Nov 1, 2024) | Remodel / interior alteration | 7 in ½ mi | $6,858 | 117 vs 248 prior−53% |
| John F Otto Recent nearby: 2601 New Market Dr (Sep 12, 2019) | New commercial / non-residential building | 6 in ½ mi | $18,430,727 | 0 vs 0 prior |
| Marketone Builders Recent nearby: 2420 Del Paso Rd (Jan 3, 2022) | Commercial tenant improvement | 6 in ½ mi | $1,238,035 | 10 vs 13 prior−23% |
| Wc Construction Services Recent nearby: 4800 Kokomo Dr (Mar 24, 2017) | Remodel / interior alteration | 5 in ½ mi | $99,995 | 0 vs 0 prior |
| New commercial / non-residential buildingOn this parcel | 150 | 155d | 241d | 334d | 498d | 229d(vs 293d prior) |
| New garage / accessory structureOn this parcel | 231 | 35d | 69d | 132d | 261d | 50d(vs 84d prior) |
| Accessory dwelling unit (new or conversion) | 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 alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
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.
EPC Submittal - (SHARED PLAN) - New Commercial Building - a 7 space detached garage (1,720 sf); Main permit COM-1905643. - PLNG-INSP
Phase 1 - Homecoming Bldg. 100 (NE Corner) & Site work
EPC Submittal - (SHARED PLAN) - New Commercial Building - Homecoming at Creekside South Phase 1, 20 multi-family apartment units (22,913 sf) to be constructed on a 1.25 acre site and related site work. Work will also include a 7 space detached garage (COM-1905648), a domestic water pump house (COM-1905699). Deferred submittals - metal stairs, floor & roof trusses, and fire sprinkler system. - PLNG-INSP
EPC Submittal - New Commercial Building - Homecoming at Creekside South Ph 1. 20 multi-family apartment units to be constructed in I building on a 1.25 acre site. Work will also include a 7 space detached garage, a domestic water pump house and related site improvements.