Sacramento 95834 · RP - Sports Complex · APN 225-1960-037-0000 · City of Sacramento
Zoned EC-50-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $519,000 ($457,000–$581,000).
Public building records show issued construction/renovation work on this parcel (27 total permits, latest May 7, 2026).
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.
$519,000
Benchmark range: $457,000 – $581,000
/ Clubhouse: In "Fee estimate" for 10.8 yr (since Jan 11, 2016), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (21 housing units, $6,831,149 declared valuation across 22 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: 4200 Duckhorn Drive - Fee Estimate (0.16 mi W, 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 (~$531/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, 1 proposed or in review; 2 commercial or mixed-use projects.
10 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.
179 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 EC 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 10.8 yr (since Jan 11, 2016), with no new permit record in 8.8 yr. · 21 units · $6,831,149 declared valuation
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 15 mo (since Aug 21, 2025), with no new permit record in 15 mo. · $8,713,000 declared valuation
Nearby plumbing / water heater / sewer (28 Bluefeather Ct): Status changed from Issued to Finaled
Record RES-2611045 · 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 (4418 Windsong St): Status changed from Issued to Finaled
Record RES-2607467 · 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 plumbing / water heater / sewer (9 Hornbill Ct): First appeared in published agency feed
Record RES-2621625 · 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 solar / battery storage (27 Bluefeather Ct): First appeared in published agency feed
Record RES-2622021 · 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 remodel / interior alteration (22 Sage Grouse Ct): Status changed from Issued to Expired Permit
Record RES-2522105 · 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
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 10.8 yr (since Jan 11, 2016), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (21 housing units, $6,831,149 declared valuation across 22 permits).
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 3 mo (5.1× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
Issued after 7 mo (45.4× the 5d median) — slower than 90% of pool / spa permits in City of Sacramento (median 5d, 90th pct 49d, n=1,059).
Pending in review for 9.1 yr (81.1× 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 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 |
|---|---|---|---|---|
| Sunworks United | Solar / battery storage | 2 on parcel2 in ½ mi | $374,948 | 0 vs 0 prior |
| Pools By Poolquip | Pool / spa | 1 on parcel2 in ½ mi | $214,480 | 0 vs 0 prior |
| G And J Neon Signs | Sign | 2 on parcel2 in ½ mi | $48,000 | 0 |
| 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 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 ($5,200/yr) + local voter-approved bond debt ($728/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.
−$19,868/yr
Cash needed: $114,400
NOI: $11,684/yr
P&I: $2,629/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 | −$1,920/mo | -20.1% | $4,796/mo | −$1,896/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,300/mo | −$1,656/mo | -17.4% | $4,439/mo | −$1,502/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 | −$1,504/mo | -15.8% | $4,336/mo | −$1,201/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 ↗
Fee estimate21 unitsJan 11, 2016 – Feb 5, 2018
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
SIDING REPLACEMENT
EPC - Removal and replacement of cement plaster, screeds and joints, and building wrap at South Elevation only.
EV Charging Stations
EPC - Installation of (4) level 3 Electrical vehicle charging station and supporting equipment
Ansul
Install R102 ansul system
HILTON GARDEN INN Sign Permit
Install (3) Attached / Illuminated wall signs & (1) Detached / Illuminated Monument Sign
New PV Solar
Construct support structure and install 108.9kw Solar PV System.
Pool Equip Building - Hilton Garden Inn
EXPEDITED - EPC - New 336 SF detached pool equipment building, including restroom and small storage room. Hotel and site development permitted under COM-1610248 and pool permitted under COM-1709920. - PLNG-INSP
Hilton Garden Inn Sign
4 Signs Total: 3x Halo Illuminated Channel Letter Signs, 1x D/F Monument Sign @ 5'-0" OAH for Hilton Garden Inn
Hilton Pool
EPC - Swimming pool at Hilton Garden Inn. Hotel permitted under COM-1610248.
Hilton Garden Inn - Revision 2
EPC - Revision to COM-1610248 for alternate details on Sheet A11.08.
Hilton Garden Inn
Deferred Submittal to COM-1610248 - Consisting of - CONTINUOUS TIE DOWN SYSTEM -
Hilton Garden Inn
Deferred roof trusses from Com-1610248.
deferral Hilton Garden Inn
deferred submittal to COM-1610248 for web steel trusses & I joist
New PV Solar
108.9kw Solar PV System, and 0gal Solar WH System (water heater installed null).
Hilton Garden Inn - Revision Fire Wall
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
3.33 acres
Assessor's classification for assessment purposes. This is not zoning.
20 ADVANTAGE CT
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 225-1960-037-0000. 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.
| Coil | EV charger | 1 on parcel1 in ½ mi | $80,000 | 0 vs 2 prior |
| Sentinel Fire Equipment | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $1,500 | 0 vs 4 prior |
| Simplexgrinnell | Plan revision / deferred submittal | 1 on parcel1 in ½ mi | — | 0 vs 0 prior |
| Blue Mountain Construction Services Recent nearby: 2950 Tuileries Ln (Jun 23, 2026) | New single-family home | 205 in ½ mi | $73,965,726 | 8 vs 45 prior−82% |
| Buzz Oates Construction Recent nearby: 2450 Del Paso Rd (May 6, 2020) | Commercial tenant improvement | 27 in ½ mi | $8,850,788 | 9 vs 5 prior |
| Ssw Construction Recent nearby: 2951 Benefit Way (Jun 11, 2020) | Commercial tenant improvement | 8 in ½ mi | $14,081,222 | 0 vs 3 prior |
| Descor Recent nearby: 2940 Advantage Way (Dec 17, 2020) | Commercial tenant improvement | 5 in ½ mi | $8,247,106 | 8 vs 12 prior−33% |
| New commercial / non-residential buildingOn this parcel | 150 | 155d | 241d | 334d | 498d | 229d(vs 293d 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 |
| Commercial tenant improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
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 - Revision to Issued Permit COM-1610248 for a 2 Hr wall detail per city inspector, Revised electrical letter and drawings to allow romex. Electrical switchgear submittal for city review as requested by inspector.
EPC Submittal - New Commercial Building - Construction of a pool equipment building containing a small storage room and pool restroom.
EPC Submittal - Deferred/Revision to Issued Permit COM-1610248 - Revised 2 Hr wall detail per city inspector, Revised electrical letter and drawings to allow romex. Electrical switchgear submittal for city review as requested by inspector.
Hilton Fire Alarm
EPC - DEFERRED TO COM-1610248. Fire Alarm System for new 4-story, 73,546 SF, 124-room hotel. Construction Type = VA. Occupancy: R1, B, A3. Sprinklers approved under COM-1712675.
Hilton Fire Alarm
EPC Submittal - Deferred/Revision to Issued Permit COM-1610248 - Fire Alarm System
Hilton Garden Inn - Fire Sprinklers
DEFERRED to COM-1610248. Fire sprinkler plans.
Hilton Garden Inn
EXPEDITED - EPC Submittal - New Commercial Building - 4-story, 73,546 SF, 124-room hotel. Construction Type = VA. Occupancy: R1, B, A3. Swimming pool, pool equipment, and pool restrooms to be submitted under separate permits. DEFERRED: FIRE SPRINKLERS, FIRE ALARM, ELEVATOR, CONTINUOUS TIE DOWN SYSTEM. - PLNG-INSP (deferred submittal COM-1723227 for open web steel trusses & I joist CRF 12-19-2017) (Deferred submittal Roof Trusses Com-1723573 dsp 12-27-17)
Hilton Garden Inn
EPC Submittal - New Commercial Building - construct a 4-story hotel. FIRE SPRINKLER SYSTEM PLANS AND SPECIFICATIONS WILL BE SUBMITTED SEPARATELY TO THE FIRE DEPARTMENT FOR APPROVAL. POOL AND POOL EQUIPMENT SHALL BE SUBMITTED SEPARATELY.
Hilton Garden Inn
Construct 4-story, 73,392 SF gross hotel (61,915 Occ. Group R-1; 9,447 SF Occ. Group B; 2,030 SF Occ. Group A). Construction Type = VA. 1st floor site-built, floors 2-4 modular unit construction. - PLNG-INSP
Estimate / Hotel
New 83,861 sq. ft. Hotel, 4 story, 137 units, site is 9.62 acres - PLNG-INSP
Estimate / Apartment
New Apartment 20,833 sq. ft. 21 total units, 7 one bedrooms, 11 two bedrooms, 3 three bedrooms, Garage is 11,088, Patio is 1,155 sq. ft. Site is 9.62 acres - PLNG-INSP
Estimate / Office
New office building 100,644 sq. ft. building, site is 9.62 acres - PLNG-INSP
Estimate / Retail
New 1 story 137,938 sq. ft. retail building, site 9.62 acres - PLNG-INSP
Estimate / Clubhouse
New one story clubhouse, 4000 sq. ft. 9.62 acres - PLNG-INSP