Sacramento 95835 · Creekside · APN 225-1970-005-0000 · City of Sacramento
Zoned C-2-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $648,000 ($570,000–$726,000).
Public building records show issued construction/renovation work on this parcel (20 total permits, latest Oct 15, 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)
Plan revision / deferred submittal (SUB-1809173): Pending in review for 8.5 yr (75.7× 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.
$648,000
Benchmark range: $570,000 – $726,000
Closest lead: Homecoming at Creekside (480 ft E, 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 (~$653/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, 187 proposed or in review; 1 commercial or mixed-use project.
9 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.
92 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 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.
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 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 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
Sign (SIG-2623158): First appeared in published agency feed
Detected between upstream data snapshots
install two (2) additional illuminated channel letter sets ("& Travel"), reface and relocate two (2) existing illuminated wall signs ("AAA - Insurance")
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff window
Sign permit application filed (SIG-2623158)
SIGN
install two (2) additional illuminated channel letter sets ("& Travel"), reface and relocate two (2) existing illuminated wall signs ("AAA - Insurance") · Declared valuation: $6,800 · Contractor: Signtech Electrical Advertising Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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)
2 Sports Pkwy · 1 unit · $210,000 valuation
Records span Sep 23, 2026 to Sep 24, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
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)
Annual ZIP 95835 home-value index checkpoint
Changed from $591,729 in September 2024 to $573,683 in September 2025.
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 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).
Pending in review for 8.5 yr (75.7× 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 10.3 yr (92.0× 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 10.5 yr — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Issued after 5 mo (2.4× the 63d median) — above the 75th percentile for commercial tenant improvement permits in City of Sacramento (median 63d, 75th pct 119d, n=2,366).
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).
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 |
|---|---|---|---|---|
| Ssw Construction | Commercial tenant improvement | 1 on parcel9 in ½ mi | $14,093,676 | 0 vs 3 prior |
| Moorefield Construction | Plan revision / deferred submittal | 2 on parcel2 in ½ mi | $40,000 | 1 vs 0 prior |
| Universal Security And Fire | Fire alarm / sprinkler | 2 on parcel2 in ½ mi | $1,300 |
| 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 ($6,500/yr) + local voter-approved bond debt ($910/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.
−$24,130/yr
Cash needed: $143,000
NOI: $15,311/yr
P&I: $3,287/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 | −$2,338/mo | -19.6% | $5,886/mo | −$2,303/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,850/mo | −$2,011/mo | -16.9% | $5,448/mo | −$1,813/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 | −$1,823/mo | -15.3% | $5,321/mo | −$1,442/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 ↗
SIGN
install two (2) additional illuminated channel letter sets ("& Travel"), reface and relocate two (2) existing illuminated wall signs ("AAA - Insurance")
Interior Remodel (SUITE 130)
EPC - ADD 2 NEW WALLS IN EXISTING UPS STORE
2701 DEL PASO STE 120
INSTALL 2 LED CHANNEL LETTER SET FRONT LIT FLUSH MOUNTED OGO H&R BLOCK 22.6 SQFT
2701 DEL PASO
EPC - NEW RECEPTACLES NEW MODULAR CUBICLES
Fire Sprinkler
Adding 36 new fire sprinkler pendants to existing fire system Fire Sprinkler
Ansel System
Install new Ansel System
dos coyotes remodel
EXPEDITED 10,5,5- convert previous 4157 sq ft retail space to full service restaurant with 361 sq ft outdoor patio area. To include mechanical, electrical, plumbing, finishes, fire and new partitions.
DOS COYOTES BOARDER CAFE
2 illuminated channel letter signs DOS COYOTES BOARDER CAFE 46 SQ FT
EXPEDITED - Revision TO COM-1809445. Adding gas service, sewer service and grease interceptor. APPROVED OTC.
EPC Submittal - Remodel of Commercial Building - Adding a sewer service and grease interceptor to building. Adding gas service to building.(This is for future tenant Dos Cotoyes at Suite 160)
EPC Submittal - Remodel of Commercial Building - Adding a sewer service and grease interceptor to building. Adding gas service to building.
REVISION TO COM-1616597 AAA Natomas Fire Alarm Install
EXPEDITED - REVISION TO COM-1616597 REMOVE 1 DUCT DETECTOR ONLY 1 NEEDS TO BE MONITORED.
AAA Natomas Fire Alarm Install
AAA Natomas Fire Alarm Install. Connect to & monitor 2 duct smoke detectors.
AAA Insurance - Sign
INSTALLATION OF (2) ATTACHED AND ILLUMINATED SIGNS.
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
0.98 acres
Assessor's classification for assessment purposes. This is not zoning.
2701 DEL PASO RD; 2701 DEL PASO RD # 100 # 100; 2701 DEL PASO RD STE 110 STE 110
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 225-1970-005-0000. 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.
| Deacon | Commercial tenant improvement | 1 on parcel1 in ½ mi | $250,000 | 0 vs 0 prior |
| King Builders | Commercial tenant improvement | 1 on parcel1 in ½ mi | $9,000 | 0 vs 0 prior |
| Desert West Contracting | Commercial tenant improvement | 1 on parcel1 in ½ mi | $8,000 | 0 vs 1 prior |
| Aa Fire | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $7,000 | 0 vs 0 prior |
| Signtech Electrical Advertising | Sign | 1 on parcel1 in ½ mi | $6,800 | 0 vs 0 prior |
| Capitol Neon | Sign | 1 on parcel1 in ½ mi | $3,480 | 0 vs 0 prior |
| Sign Of Light | Sign | 1 on parcel1 in ½ mi | $3,000 | 0 vs 0 prior |
| 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 alterationOn this parcel | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Fire alarm / sprinklerOn this parcel | 2,312 | 8d | 14d | 29d | 71d | 13d(vs 15d 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.
Remodel Suite #100
EPC - Remodel Suite #100 to include the demo of existing partitions, electrical, plumbing & installation of all new partitions, electrical, lighting, finishes & new ADA accessible restrooms.
EPC EXPEDITED REMODEL CYCLE TIMES 10,5,5
EPC Submittal CYCLE TIMES 10,5,5 EXPEDITED REMODEL TO INCLUDE NEW PARTITIONS, ELECTRICAL, LIGHTING, FINISHES, MILLWORK AND NEW ADA COMPLIANT RESTROOMS.-
REMODEL SUITE 100
SUITE 150 A/B REMODEL FOR FUTURE TENANT TO INCLUDE DEMISING WALL, CUT IN 2 NEW ROOF TOP HVAC , ADA RAMP, STOREFRONT CHANGES, PLUMBING/MECHANICAL/ELECTRICAL
EPC Submittal - Remodel and Change of Use of Commercial Building - This is a 2nd generation tenant improvement. It was a restaurant previously and now it will be a AAA location.
NORTH NATOMAS PROPERTY, REMODEL RETAIL SPACE INTO A RESTAURANT
REMODEL EXISTING RETAIL SPACE INTO A A-2 RESTAURANT WITH OUTDOOR SEATING, ALL WORK IN SUITE #100.
JACKSON HEWITT SIGN PERMIT - DEL PASO RD STE #120
Install (2) Attached / Illuminated 21" x 9'-4 9/16" (17.69 SF ea) Signs. 1-Back Set & 1- Front Set