Sacramento 95835 · Creekside · APN 225-1810-039-0000 · 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 $583,000 ($513,000–$653,000).
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 (2 total permits, latest Mar 23, 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.
$583,000
Benchmark range: $513,000 – $653,000
Closest lead: New home at 0 N Park Dr (0.16 mi N, 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 (~$591/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: 1 proposed or in review.
1 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.
208 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 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 18 mo (since May 19, 2025), with no new permit record in 18 mo. · 1 unit · $450,000 declared valuation
Nearby solar / battery storage (3088 Club Center Dr): First appeared in published agency feed
Record RES-2623157 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (11 Acero Ct): Status changed from Issued to Finaled
Record RES-2620840 · 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 solar / battery storage (3082 Club Center Dr): First appeared in published agency feed
Record RES-2621844 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (14 Suncatcher Pl): First appeared in published agency feed
Record RES-2622853 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (5242 Sea Glass Way): Status changed from Issued to Finaled
Record RES-2621212 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (5331 Pebble Banks Way): Status changed from Process Wait to Withdrawn
Record RES-2621172 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (5331 Pebble Banks Way): Issued date changed from (blank) to 2026-09-28
Record RES-2621172 · 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 electrical / panel (2 Old Canoe Pl): First appeared in published agency feed
Record RES-2623392 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (2 Old Canoe Pl): First appeared in published agency feed
Record RES-2622012 · 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 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
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)
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 18 mo (since May 19, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
High-impact scale (20 housing units, $3,086,363 declared valuation across 15 permits).
High-impact scale (20 housing units, $2,659,263 declared valuation across 29 permits).
High-impact scale ($1,771,584 declared valuation across 40 permits).
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 |
|---|---|---|---|---|
| Mufdi Sons | Addition (adds square footage) | 1 on parcel1 in ½ mi | $40,000 | 7 vs 9 prior−22% |
| Hot Swap USA | HVAC / heat pump | 1 on parcel1 in ½ mi | $3,850 | 0 vs 0 prior |
| KB Home Sacramento Recent nearby: 3124 Longboat Key Way (Dec 1, 2020) | New single-family home | 333 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 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 ↗
Change-out installation of Gas - 050 gallon to Electric Heat Pump 65 gallons +, located inside building, screening not required.
ADDITION
EPC - ADDITION WITHIN EXISTING ENEVELOPE: NEW 131 SF BEDROOM AND 106 SF LOFT OFFICE AREA ON THE 2ND FLOOR, OVER AN EXISTING OPEN TO BELOW SPACE. THE NEW BEDROOM WILL BE CONDITIONED AND WILL HAVE TWO EXISTING FIXED PICTURE WINDOWS REPLACED WITH NEW SINGLE HUNG WINDOWS OF THE SAME SIZE AND LOCATION AS NEEDED TO MEET THE NATURAL LIGHTING AND VENTILATION REQUIREMENTS. PROVIDE LIGHTING AND ELECTRICAL AS NEEDED. EXISTING WALL MOUNTED HVAC GRILLE WILL BE USED TO CONDITION THE NEW BEDROOM.
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
0.15 acres
Assessor's classification for assessment purposes. This is not zoning.
5009 BROADWATER 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 225-1810-039-0000. 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.
| $89,195,418 |
| 216 vs 61 prior+254% |
| Pwc California Builders Recent nearby: 2880 New Market Dr (Feb 12, 2020) | New multifamily / condos / mixed-use | 14 in ½ mi | $18,130,156 | 0 vs 0 prior |
| Connected Technology Recent nearby: 5179 Ballard Bluff Way (Oct 17, 2025) | Remodel / interior alteration | 14 in ½ mi | $13,510 | 117 vs 248 prior−53% |
| Premier Pools Recent nearby: 2566 Cantara Ct (May 18, 2021) | Pool / spa | 7 in ½ mi | $402,206 | 0 vs 0 prior |
| 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 |
| Wc Construction Services Recent nearby: 4800 Kokomo Dr (Mar 24, 2017) | Remodel / interior alteration | 5 in ½ mi | $99,995 | 0 vs 0 prior |
| Americas Vinyl Exteriors Recent nearby: 2915 Holdrege Way (Jan 12, 2026) | Remodel / interior alteration | 5 in ½ mi | $92,695 | 26 vs 33 prior−21% |
| Clark Wagaman Designs Recent nearby: 5306 Pebble Banks Way (Sep 18, 2020) | Addition (adds square footage) | 5 in ½ mi | $26,647 | 14 vs 41 prior−66% |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage)On this parcel | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| HVAC / heat pumpOn this parcel | 19,324 | 0d | 0d | 0d | 2d | 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.