Sacramento 95834 · APN 225-2110-004-0000 · City of Sacramento
Zoned SC-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $576,000 ($490,000–$662,000).
Public building records show issued construction/renovation work on this parcel (35 total permits, latest Aug 18, 2025).
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)
Remodel / interior alteration (COM-2224356): Issued after 7 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
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.
$576,000
Benchmark range: $490,000 – $662,000
Closest lead: Holiday Inn (0.34 mi SE, in review). 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 (~$585/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: 48 homes completed, 42 permitted, 378 proposed or in review; 2 commercial or mixed-use projects.
4 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.
184 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 SC 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 "In review" for 22 mo (since Jan 22, 2025), with no new permit record in 22 mo. · $12,000,000 declared valuation
In "Entitled" for 15 mo (since Aug 26, 2025), with no new permit record in 15 mo. · 378 units
Permit issued and active for 2.8 yr (first record Jan 25, 2024), with no completion or new permit record in 7 mo. · 42 units · $6,512,355 declared valuation
Nearby permit (a777b00b6341da522c666b705b065d7d80503c61): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (3580 N Freeway Blvd): Status changed from Plan Check Target to Issued
Record SIG-2620209 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (3580 N Freeway Blvd): Issued date changed from (blank) to 2026-10-08
Record SIG-2620209 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (3600 N Freeway Blvd): Status changed from Issued to Finaled
Record COM-2616418 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (4101 Gateway Park Blvd): Status changed from Plan Check Wait to Plan Check Target
Record COM-2615101 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2501498 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2608822 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (5 Copper Crest Ct): First appeared in published agency feed
Record RES-2623521 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (3678 N Freeway Blvd): Status changed from Issued to Finaled
Record COM-2620331 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (3550 N Freeway Blvd): First appeared in published agency feed
Record COM-2623674 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (3860 Truxel Rd): First appeared in published agency feed
Record COM-2623189 · 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)
3560 N Freeway Blvd · 42 units · $6,512,355 valuation
Records span Jan 25, 2024 to Apr 23, 2026 (43 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3451 N Freeway Blvd · 48 units · $7,215,629 valuation
Records span May 2, 2017 to Nov 7, 2025 (43 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Annual ZIP 95834 home-value index checkpoint
Changed from $546,833 in September 2024 to $531,122 in September 2025.
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 "In review" for 22 mo (since Jan 22, 2025), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($12,000,000 declared valuation across 1 permit). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
Active in "Issued" for 2.8 yr (first record Jan 25, 2024) with no new permit activity recorded in 7 mo. High-impact scale (42 housing units, $6,512,355 declared valuation across 43 permits). current_status changed to "Plan Check Target" in snapshot Nov 1, 2026.
Issued after 7 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Pending in review for 8 yr (71.6× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
In "Entitled" for 15 mo (since Aug 26, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (378 housing units across 0 permits).
Issued after 6 mo (2.8× the 63d median) — above the 75th percentile for commercial tenant improvement permits in City of Sacramento (median 63d, 75th pct 119d, n=2,366).
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Phase 3 Construction Merged: PHASE 3 CONSTRUCTION · PHASE 3 CONSTRUCTION INC | Commercial tenant improvement | 2 on parcel10 in ½ mi | $6,134,000 | 3 vs 6 prior |
| Cal Signs | Sign | 5 on parcel5 in ½ mi | $22,081 | 0 vs 0 prior |
| Centimark | Roof replacement | 2 on parcel2 in ½ mi | $345,414 |
| 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 ($5,750/yr) + local voter-approved bond debt ($805/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.
−$23,833/yr
Cash needed: $126,500
NOI: $11,057/yr
P&I: $2,908/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 | −$2,250/mo | -21.3% | $5,257/mo | −$2,231/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,300/mo | −$1,986/mo | -18.8% | $4,866/mo | −$1,836/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 | −$1,834/mo | -17.4% | $4,753/mo | −$1,536/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 ↗
3541 N Freeway Blvd. com roof permit
Roof Permit: Install 1.8" Poly Iso insulation over existing B4R roofing. Mechanically attached. Install 60 Mill White TPO. Mechanically attached over 1.8" Poly. CRRC: 0738-0002
3581, 3591, 3641, 3651 N Freeway com roof permit minor no plans
Roof Permit: Install 1.8" Poly Iso insulation over existing B4R roofing. Mechanically attached. Install 60 Mill White TPO. Mechanically attached over 1.8" Poly. CRRC: 0738-0002
Nordstrom Rack - Revised Plumbing/Drainage
EPC - Revision to (COM-2226864) offsite drainage and plumbing.
3541 N. FWY BLVD #120 - REVISION TO COM-2317375
EPC - Water heater relocated in field and revisions to astronomical time clock, lighting controls, and removal of occupancy sensors.
Revision to COM-2317375
EPC - Revision to COM-2317375- Fire sprinkler work was modified in field per meeting with inspector. Fire sprinkler drawings were revised to reflect the work performed in the field.
Nordstrom- Offsite Filtration System
EPC - Revision to (COM-2226864) to update offsite storm filtration system. Contech Product.
pink berry
EPC - Commercial remodel 1410 sq ft of existing space to new food service establishment, Pinkberry. New kitchen equipment, interior partition walls, plumbing, mechanical, finishes, fire equipment and electrical scopes. **See COM-2411092 revision for relocation of water heater, change to lighting controls, astronomical time clock, and removal of occupancy sensors. **
3541 N FREEWAY BLVD #120 - SIGN
1 Illuminated channel letters.
Nordstrom- Racking
EXPEDITED - EPC - Deferred submittal for (COM-2226873) structural racking at Nordstrom.
3561 N FREEWAY BLVD - INTERIOR SHELVES INSTALLATION
EPC - Installation of shoe display shelves on the sales floor of an existing Nordstrom Rack retail store. Erecting steel tube frames and anchoring to concrete slab.
Nordstrom- Revised MEP
EPC - EXPEDITED - Revision to (COM-2226864) MEP to resolve issues during construction and remediation of the structural beam at the front of the building.
3561 N FREEWAY BLVD
INSTALL ONE ILLUMINATED WALL SIGN INSTALL ONE ILLUMINATED BLADE SIGN.
3541 N FREEWAY BLVD #125 - illuminated channel letters
(1) Illuminated Channel Letters
hvac c/o
EPC - Replacing 3 like for like rooftop HVAC units.
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
7.75 acres
Assessor's classification for assessment purposes. This is not zoning.
3541 N FREEWAY BLVD; 3541 N FREEWAY BLVD STE 100 STE 100; 3541 N FREEWAY BLVD STE 105 STE 105
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 225-2110-004-0000. 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.
| Aes Mechanical Services Group | HVAC / heat pump | 1 on parcel2 in ½ mi | $62,750 | 0 vs 0 prior |
| Coast Sign | Sign | 2 on parcel2 in ½ mi | $8,000 | 0 vs 0 prior |
| Ainor Signs | Plan revision / deferred submittal | 2 on parcel2 in ½ mi | $5,000 | 2 vs 0 prior |
| Fugate Construction | Commercial tenant improvement | 1 on parcel1 in ½ mi | $255,665 | 2 vs 0 prior |
| Tri Quest Builders And Developers | Commercial tenant improvement | 1 on parcel1 in ½ mi | $200,000 | 0 vs 2 prior |
| Integrity Installation | Commercial tenant improvement | 1 on parcel1 in ½ mi | $180,200 | 0 vs 0 prior |
| Tomco Retail Construction | Commercial tenant improvement | 1 on parcel1 in ½ mi | $175,000 | 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 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) |
| Roof replacementOn this parcel | 19,072 | 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.
Nordstrom Interior Remodel
EPC - Nordstrom remodel improvements to include new walls, restrooms, ceiling, plumbing, mechanical, electrical, and finishes. New retail sales floor, offices, stock storage. Landlord improvements are under separate permit COM-2226864.
Nordstrom Exterior Remodel
EPC - Landlord improvements to include ramp truck dock approach and opening on south wall, provide concrete pad for container, trash chute opening, new man door on south wall, storefront glazing and add new automatic sliding door, new TPO roofing, new trash compactor and baler and raised platform trash chute. Nordstrom tenant improvements to be under separate permit COM-2226873.
INTERIOR DEMO-BARNES &NOBLE
EPC - Interior soft demo of an existing 26,000 sf retail space.
3541 North Freeway Blvd Ste 100 - Install 1 Sign (Adventure Montessori)
(1) Illuminated Channel Sign
old navy remodel
EPC - REPLACE EXISTING CASHWRAP FOR NEW CASHWRAP AND RECLAD EXISTING BACKWRAP RECONFIGURE, REPLACE AND PROVIDE NEW BOOTHSETS AT SALES FLOOR, AINT SALES FLOOR WALLS TO DECK INCLUDING DOORS, FRAMES AND COLUMNS PAINT TOILET ROOM WALLS, CORRIDOR WALLS, AND CEILING. RE-LAMP ALL FIXTURES ON SALES FLOOR, TOILET ROOMS AND TOILET ROOM CORRIDOR NEW LIGHTS AT CASHWRAP. NEW FITTING ROOM FLOORING. NEW PROCESSING CHUTE. UPDATE INTERIOR GRAPHICS. HIGH DUSTING. UPDATE RESTROOM ACCESSORIES. RELOCATE PRICE CHECKERS. EXTERIOR SIGNAGE TO BE ISSUED UNDER SEPERATE SIGN PERMIT
Commercial TI - SUITE # 100 - CHILD CARE FACILITY -Montessori
EXPEDITED - EPC - Commercial TI- Suite #100 (B-M-E-P-F): Child Care Facility : 1903 Square Foot Interior Remodel with Rear exterior space to be converted into a Playground @ 2099 sf; Steel fence with Gates around playground area @ 113 linear feet +/-; Fire Alarm installation (Existing Fire Sprinklers); (Existing permits or Previous Occupancies could not be verified-AE)
3541 N Freeway Blvd SIGN (WING STOP)
Remove existing sign and install new LED halo illuminated channel letter sign.
Remodel
Existing commercial retail space, remodel for kids hair salon, Accessible upgrades, mechanical, electrical, plumbing.
Pigtails & Crewcuts Sign
Install (1) attached / illuminated channel letter sign (21sf)
Fire Alarm Replacement
Replace fire alarm control panel, smoke detector, pull station, monitor module for riser water flow tamper and remote anounciator.
EPC Submittal - Remodel of Commercial Building - New work for existing landlord interior shell work. New work includes new partitions, doors, new ceiling grid, and tile, new lighting, ductwork, fan (E) HVAC unit, new electrical and plumbing.
Fire Sprinkler Installation
Fire Sprinkler Head Installation: NEW CHROME SEMI RECESSED AND BRASS UPRIGHT FIRE SPRINKLER HEADS THROUHOUT SUITE # 125 TO THE EXISTING FIRE SYSTEM.
SWEATY SHELLY SIGN
Illuminated sign for Sweaty Shelly (1)
(SUITE 110) SWEATY SHELLY INTERIOR REMODEL
EXPEDITED - REMODEL TENANT SPACE FOR DANCE STUDIO (SWEATY SHELLY), RELOCATE INTERIOR PARTIAL HEIGHT WALL.
DAISO SIGN PERMIT
DAISO SIGN PERMIT: Install (2) attached / illuminated individual channel letter wall signs
OneMain Financial
Install 1 illuminated wall sign and 1 non illuminated interior non illuminated wall sign "OneMain Financial"
REMODEL SUITE 140
EXPEDITED - REMODEL SUITES 130,135,140 into 1 suite (#140) Not A201. REMODEL SCOPE OF WORK TO INCLUDE ELEC, STRUCTURAL, LIFE SAFETY WINDOW HARDWARE AND PANIC HARDWARE ON DOORS.
FIRE ALARM
ADD NEW STROBES/HORNS
roof top hvac c/o
unit 189 - ulta- see attached referenced documentation --HVAC change out of 4 existing rooftop package units like for like. The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%. CF-1R-ALT-HVAC on file: Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
ULTRA BEAUTY SIGN PERMIT-3591 N FREEWAY BLVD
pylon sign attached & Illuminated monument insert sign (re-faced)113.47 56.7per side.
ULTRA BEAUTY SIGN PERMIT-3591 N FREEWAY BLVD
Install (1) attached / illuminated 48" x 10'-4" (41.3 SF) and a 2 sided detached/ Illuminated monument insert sign (re-faced) 2'-6" x 6' 7 1/2" each side-(17.62 SF ea)***REVISION COM-1605995: pylon sign attached & Illuminated monument insert sign (re-faced)113.47 56.7per side.***JEELIAS