Sacramento 95835 · Creekside · APN 225-1970-006-0000 · 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 Oct 14, 2026, 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)
Sign (SIG-1804499): Issued after 3 mo (4.5× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
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 (0.11 mi 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 (~$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, 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.
91 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 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
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
Sign (SIG-2620256): Project name changed from SIGNS to SIGNS - FIRE WINGS
Detected between upstream data snapshots
Installation two signs
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff window
Sign (SIG-2620256): Issued date changed from (blank) to 2026-10-14
Detected between upstream data snapshots
Installation two signs
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff window
Sign (SIG-2620256): Status changed from Processing to Issued
Detected between upstream data snapshots
Installation two signs
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff window
Sign permit issued (SIG-2620256)
SIGNS - FIRE WINGS
Installation two signs · Declared valuation: $3,000 · Contractor: Pacific Signs Llc
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)
Sign permit application filed (SIG-2620256)
SIGNS - FIRE WINGS
Installation two signs · Declared valuation: $3,000 · Contractor: Pacific Signs Llc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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).
Issued after 3 mo (4.5× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
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 (6 housing units, $327,574 declared valuation across 1 permit).
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 |
|---|---|---|---|---|
| Ddc Group | Commercial tenant improvement | 2 on parcel2 in ½ mi | $300,000 | 0 vs 0 prior |
| Pacific Signs Merged: PACIFIC SIGNS · PACIFIC SIGNS LLC | Sign | 2 on parcel2 in ½ mi | $10,000 | 0 vs 0 prior |
| Mco And Associates | Commercial tenant improvement | 1 on parcel1 in ½ mi | $150,000 |
| 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 ($6,150/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 ↗
SIGNS - FIRE WINGS
Installation two signs
2731 Del Paso Rd #100
Fabrication and installation of 2 set of wall signs - Tasty Pots
FIRE WINGS - ANSUL ALARM PANEL
EPC - Tie in ansul system to existing fire alarm panel (The TIE IN ONLY -- NO ANSUL HOOD INSTALLATION ON THIS PERMIT)
fire wings restaurant remodel
EPC - remodel an existing restaurant of 2648 sq ft to include mechanical, electrical, plumbing, reconfigure the interior layout, finishes, fire protection, and equipment installation.
2731 Del Paso Road #100 SIGN (Sourdough & Co)
Installation od two (2) illuminated wall signs
sourdough baking company remodel
EPC - #100, REMODEL EXISTING DELI RESTAURANT FOR NEW Sourdough & Co RESTAURANT TENANT. Work to include re-configuring interior layout, new interior partitions, ceilings, fire protection, electrical, mechanical, hood and finishes.
Burger IM
Install two attached illuminated signs. "BURGER IM"
Revision
Revision to Com-1720390 revised the existing opening from 3'-4" X 7'-2" opening to 6'-4" X 8'-2" opening. New header and posts at each end of opening.
ANSUL
Install ANSUL system for existing hood.
Burgerim, Ste 110
Burgerim (Ste 110): Demo all existing interior improvements, Remodel 2648 square feet, to include new interior partitions, doors, ceiling and floor tiles. New lighting, outlets and switches, paint and interior graphic signage.
panera remodel, del paso
EXPEDITED 10,5,5- remodel to include finishes, furniture, carpet paint and mill work, install merchandise cooler, replace existing lights with led light fixtures, install new exterior lights and replace vanity and sink only in 2 bathrooms,
Change-out installation of Gas - Tankless to Gas - Tankless, located inside building, screening not required.
SMASH BURGER SIGN PERMIT
Install (2) illuminated attached wall signs to read "Smash Burger". Pan Channel with led illumination
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
1.08 acres
Assessor's classification for assessment purposes. This is not zoning.
2731 DEL PASO RD; 2731 DEL PASO RD # 100 # 100; 2731 DEL PASO RD # 110 # 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 225-1970-006-0000. 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.
| Chris Construction | Commercial tenant improvement | 1 on parcel1 in ½ mi | $108,000 | 0 vs 1 prior |
| New Green Construction | Commercial tenant improvement | 1 on parcel1 in ½ mi | $50,000 | 0 vs 0 prior |
| Apple Signs | Sign | 1 on parcel1 in ½ mi | $6,000 | 0 vs 0 prior |
| Armstrong Plumbing | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $5,208 | 0 vs 0 prior |
| Capital City Signs | Sign | 1 on parcel1 in ½ mi | $5,200 | 0 vs 0 prior |
| Rk Visual Innovations | Sign | 1 on parcel1 in ½ mi | $4,000 | 0 vs 0 prior |
| Northern Fire Inspection | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $2,580 | 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 improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Plumbing / water heater / sewerOn this parcel | 18,112 | 0d | 0d | 0d | 1d | 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.