Sacramento 95834 · RP - Sports Complex · APN 225-1960-022-0000 · City of Sacramento
Zoned HC-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $545,000 ($480,000–$610,000).
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Oct 13, 2021).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
26 substantial renovation & housing permits over 24 months (48.1 per 1,000 parcels vs. 30.4 citywide baseline) (#71 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (RP - Sports Complex)
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.
$545,000
Benchmark range: $480,000 – $610,000
Solar / battery storage (COM-2106144): Issued after 2 mo — slower than 90% of solar / battery storage permits in City of Sacramento (median 3d, 90th pct 27d, n=3,950).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Homecoming at Creekside (0.38 mi NE, 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 (~$555/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: 26 homes completed, 187 proposed or in review; 2 commercial or mixed-use projects.
11 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.
141 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 HC 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.
In "Fee estimate" for 3 yr (since Nov 28, 2023), with no new permit record in 3 yr. · $15,330,867 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
In "Fee estimate" for 15 mo (since Aug 21, 2025), with no new permit record in 15 mo. · $8,713,000 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 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 hvac / heat pump (520 Penhow Cir): First appeared in published agency feed
Record RES-2621600 · 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 plan revision / deferred submittal (4410 Duckhorn Dr B): First appeared in published agency feed
Record COM-2621994 · 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 (3353 Hornsea Way): Status changed from Plan Check Wait to Expired Application
Record RES-2603908 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (4392 Gibraltar St): First appeared in published agency feed
Record RES-2622421 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (4410 Duckhorn Dr B): Description text was updated
Record COM-2601871 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (4201 E Commerce Way): First appeared in published agency feed
Record COM-2622325 · 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 $531,122 in September 2025 to $515,690 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95834 (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 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).
In "Fee estimate" for 15 mo (since Aug 21, 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 ($8,713,000 declared valuation across 1 permit).
In "Fee estimate" for 3 yr (since Nov 28, 2023), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($15,330,867 declared valuation across 1 permit).
Issued after 2 mo — slower than 90% of solar / battery storage permits in City of Sacramento (median 3d, 90th pct 27d, n=3,950).
Active in "Issued" for 20 mo (first record Feb 28, 2025) with no new permit activity recorded in 10 mo. High-impact scale ($12,658,601 declared valuation across 4 permits).
High-impact scale (20 housing units, $2,574,478 declared valuation across 54 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 541 parcels
−47.1% YoY
City baseline: 30.4 / 1k
26 in trailing 24m
Includes 0 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Dc Solar Electric | Solar / battery storage | 1 on parcel1 in ½ mi | $115,185 | 0 vs 0 prior |
| Bay Alarm | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $450 | 0 vs 0 prior |
| Blue Mountain Construction Services Recent nearby: 2950 Tuileries Ln (Jun 23, 2026) | New single-family home | 203 in ½ mi | $68,816,771 |
| 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 95834
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 ($5,450/yr) + local voter-approved bond debt ($763/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.
−$21,670/yr
Cash needed: $119,900
NOI: $11,399/yr
P&I: $2,756/mo
For $0/mo net cash flow
At $2,300/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 | $2,116/mo | −$2,070/mo | -20.7% | $5,006/mo | −$2,048/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,300/mo | −$1,806/mo | -18.1% | $4,633/mo | −$1,654/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,438/mo | −$1,654/mo | -16.6% | $4,526/mo | −$1,354/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 ↗
REVISION TO COM-2106144
EPC - REVISION TO COM-2106144: REVISION TO INVERTOR LOCATION TO ROOF, LAYOUT CHANGE, SOLAR SIZE INCREASE FROM 33.58KW TO 35.7KW
ROOFTOP SOLAR
EPC - 33.58kw Solar PV System, and 0gal Solar WH System (water heater installed null). SEE REVISION COM-2122063: REVISION TO INVERTOR LOCATION TO ROOF, LAYOUT CHANGE, SOLAR SIZE INCREASE FROM 33.58KW TO 35.7KW
fire equipment
EPC - ADD A CELLULAR COMMUNICATOR TO THIS EXISTING FIRE ALARM SYSTEM.
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
0.99 acres
Assessor's classification for assessment purposes. This is not zoning.
4461 E COMMERCE 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 225-1960-022-0000. 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.
| 8 vs 45 prior−82% |
| Buzz Oates Construction Recent nearby: 2450 Del Paso Rd (May 6, 2020) | Commercial tenant improvement | 28 in ½ mi | $9,165,788 | 9 vs 5 prior |
| 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 |
| Ssw Construction Recent nearby: 2951 Benefit Way (Jun 11, 2020) | Commercial tenant improvement | 9 in ½ mi | $14,093,676 | 0 vs 3 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% |
| Descor Recent nearby: 2940 Advantage Way (Dec 17, 2020) | Commercial tenant improvement | 5 in ½ mi | $8,247,106 | 8 vs 12 prior−33% |
| The Whiting Turner Contracting Recent nearby: 4151 E Commerce Way (Dec 1, 2020) | Commercial tenant improvement | 5 in ½ mi | $3,626,984 | 0 vs 2 prior |
| West Fork Construction Recent nearby: 4450 E Commerce Way (Dec 28, 2016) | Commercial tenant improvement | 4 in ½ mi | $4,628,000 | 0 vs 0 prior |
| 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 |
| 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.