Sacramento 95834 · Natomas Crossing · APN 225-2300-031-0000 · City of Sacramento
Since October 2024 within ½ mile: 77 homes completed; 2 commercial or mixed-use projects.
3 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.
210 permits within ½ mile since October 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 Oct 1, 2026 · Retrieved Oct 22, 2026
$529,000
Benchmark range: $466,000 – $592,000
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 Oct 22, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Oct 26, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Oct 26, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Oct 26, 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 "Entitled" for 6.4 yr (since May 28, 2020), with no new permit record in 6.4 yr. · 472 units
In "Entitled" for 6.1 yr (since Sep 22, 2020), with no new permit record in 6.1 yr. · 10 units
In "Entitled" for 4 yr (since Oct 27, 2022), with no new permit record in 4 yr. · 282 units
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)
Plumbing / water heater / sewer permit application filed (COM-2607929)
Current status: Finaled
Change-out installation of Gas - 100 gallon to Gas - 100 gallon, located inside building, screening not required. · Declared valuation: $9,746 · Contractor: Express Plumbing And Rooter
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Plumbing / water heater / sewer permit issued (COM-2607929)
Recorded status: Finaled
Change-out installation of Gas - 100 gallon to Gas - 100 gallon, located inside building, screening not required. · Declared valuation: $9,746 · Contractor: Express Plumbing And Rooter
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
2764 Patent Dr · 20 units · $2,574,478 valuation
Records span Oct 4, 2019 to Dec 17, 2025 (54 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2550 Arena Blvd · $2,500,000 valuation
Records span May 28, 2025 to Oct 13, 2025 (4 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)
3831 E Commerce Way · 57 units · $11,351,610 valuation
Records span Oct 20, 2022 to Dec 10, 2024 (66 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 $538,778 in September 2023 to $546,833 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95834 (not a parcel appraisal)
Plan revision / deferred submittal permit application filed (COM-2404966)
Costco- Revised EV Charger
EPC - Revision to (COM-2322024) single diagram change page E-3 and grounding details page G-1 shows change to 3/0 BARE CU grounding electrode conductor per nec 250.66 (B) from #4 AWG BARE CU grounding electrode conductor per nec 250.66 (B) no change in the construction cost.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Sign permit issued (SIG-2325475)
3881 E COMMERCE
INSTALL 2 ILLUMINATED AND ONE NON-ILLUMINATED SIGN. · Declared valuation: $55,322
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
EV charger permit issued (COM-2322024)
Costco- EV Charger
EPC - Size- 915 SF. Project is related to COM-2227041. Installation of 1 utility transformer, 1 switchboard, 5 BTC power units and10 dispensers at Costco. · Declared valuation: $250,000 · Contractor: Lawrence J North
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Plan revision / deferred submittal permit application filed (COM-2403699)
Costco- Revised Hood & Duct Fire Suppression System
EPC - Revision to (COM-2325318) hood and duct fire suppression system.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Plumbing / water heater / sewer permit issued (COM-2401125)
Costco - SASD Sewer
EPC - This project is related to COM-2227041. Upsizing of two SASD sewer laterals from 6" to 8", 17 LF combined pipe replacement. · Declared valuation: $10,000 · Contractor: W L Butler Construction Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Plan revision / deferred submittal permit application filed (COM-2401387)
Costco- Revised Plans
EPC - Revision to (COM-2227041) update approved plans from Costco. See attached SUPP file for changes made to drawings.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Other permit issued (COM-2400138)
Costco- Refrigeration Boxes & Freezers
EPC - EXPEDITED - This project is related to COM-2217041. Installation of 5 refrigeration boxes at Costco. The area of work for all 5 boxes are below. POS Cooler- 1425 SF POS Mid Freezer- 1425 SF POS End Freezer- 1425 SF Meat Cooler (combined with dairy cooler and shop-in produce cooler)- 4557 SF Food Service Prep- 1385 SF · Declared valuation: $185,484 · Contractor: Omni Mechanical Solutions
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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 →Active in "Entitled" for 6.4 yr (first record May 28, 2020) with no new permit activity recorded in 6.4 yr. High-impact scale (472 housing units across 0 permits).
Active in "Entitled" for 4 yr (first record Oct 27, 2022) with no new permit activity recorded in 4 yr. High-impact scale (282 housing units across 0 permits).
Active in "Entitled" for 6.1 yr (first record Sep 22, 2020) with no new permit activity recorded in 6.1 yr. High-impact scale (10 housing units across 0 permits).
High-impact scale ($28,882,237 declared valuation across 20 permits).
High-impact scale (57 housing units, $11,351,610 declared valuation across 66 permits).
High-impact scale (83 housing units, $13,728,015 declared valuation across 61 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,910 parcels
+23.1% YoY
City baseline: 30.6 / 1k
29 in trailing 24m
Includes 0 ADUs
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 ($5,300/yr) + local voter-approved bond debt ($742/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
−$20,589/yr
Cash needed: $116,600
NOI: $11,570/yr
P&I: $2,680/mo
For $0/mo net cash flow
At $2,300/mo 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 | −$1,980/mo | -20.4% | $4,880/mo | −$1,957/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,300/mo | −$1,716/mo | -17.7% | $4,517/mo | −$1,562/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 | −$1,564/mo | -16.1% | $4,412/mo | −$1,262/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 ↗
Finaled / completedDec 16, 2022 – Oct 17, 2023
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Change-out installation of Gas - 100 gallon to Gas - 100 gallon, located inside building, screening not required.
Costco- Revised EV Charger
EPC - Revision to (COM-2322024) single diagram change page E-3 and grounding details page G-1 shows change to 3/0 BARE CU grounding electrode conductor per nec 250.66 (B) from #4 AWG BARE CU grounding electrode conductor per nec 250.66 (B) no change in the construction cost.
3881 E COMMERCE
INSTALL 2 ILLUMINATED AND ONE NON-ILLUMINATED SIGN.
Costco- EV Charger
EPC - Size- 915 SF. Project is related to COM-2227041. Installation of 1 utility transformer, 1 switchboard, 5 BTC power units and10 dispensers at Costco.
Costco- Revised Hood & Duct Fire Suppression System
EPC - Revision to (COM-2325318) hood and duct fire suppression system.
Costco - SASD Sewer
EPC - This project is related to COM-2227041. Upsizing of two SASD sewer laterals from 6" to 8", 17 LF combined pipe replacement.
Costco- Revised Plans
EPC - Revision to (COM-2227041) update approved plans from Costco. See attached SUPP file for changes made to drawings.
Costco- Refrigeration Boxes & Freezers
EPC - EXPEDITED - This project is related to COM-2217041. Installation of 5 refrigeration boxes at Costco. The area of work for all 5 boxes are below. POS Cooler- 1425 SF POS Mid Freezer- 1425 SF POS End Freezer- 1425 SF Meat Cooler (combined with dairy cooler and shop-in produce cooler)- 4557 SF Food Service Prep- 1385 SF
COSTCO- Revised Temp Power
EPC - Revision to (COM-2322037) temp power at Costco.
Costco- Kitchen Hood
EPC - Deferred submittal to (COM-2227041) install kitchen hood.
Costco- Compactors
EPC - Deferred for (COM-2227041) compactors to be used during building operation.
Costco- Warehouse Racking
EPC - Deferred submittal to (COM-2227041) install warehouse racking.
Costco- Screen Wall
EPC - Deferred submittal to (COM-2227041) install screen wall design package.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Oct 1, 2026 · Retrieved Oct 22, 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 Oct 26, 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 Oct 10, 2026 · Retrieved Oct 22, 2026
13.90 acres
Assessor's classification for assessment purposes. This is not zoning.
3881 E COMMERCE WAY
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Oct 25, 2026 · Retrieved Oct 25, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 225-2300-031-0000. 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.
Costco- Vehicle Lifts
EPC - Deferred submittal for (COM-2227041) placement and anchoring of vehicle lifts at Costco tire center.
Costco- Hood Fire Suppression Systems
EPC - Deferred submittal to (COM-2227041) install hood & duct fire suppression system.
COSTCO- Revised Temp Power
EPC - Revision to (COM-2322037) temp power.
Costco- Jobsite Trailer
EPC - Project scope includes the site work and new building structure for a new Costco Warehouse store. This permit application is for the temporary use GC jobsite trailer for project management workspace for the duration of the project.
Costco- Fire Alarm
EPC - Deferred submittal to (COM-2227041) install fire alarm.
Costco- Fire Sprinkler
EPC - Deferred submittal to (COM-2227041) install new wet automatic fire sprinkler system to building. four systems total. Diesel pump to be located in fire pump room.
Temp Power, New Costco Site
EPC - Install Temporary Power. Provide and install one meter panel, three 100 amp subpanels, four transformers, twelve power poles with OH conductors for temporary construction power. Meter panel will be mounted to concrete pad 3' x 6' x4". All four panels and transformers will be anchored to skids. One connection to trailer.
Natomas Costco
EPC - Construction type V-B, Occupancy M. 160,479 SF. Proposal to construct a new one-story mercantile occupancy metal building with fully automatic fire protection sprinkler system and fire alarm system. 681,156 SF total site development. - PLNG-INSP
Natomas Costco - PHASED PERMIT
EPC - PHASED PERMIT TO COM-2227041. Phased permit scope: site development- including demolition, excavation, import fill, grading, storm water drainage system, bioretention ponds, water distribution system, sanitary sewer system, natural gas distribution system and electrical distribution system. More site development includes curbs, paving, stripping and retaining walls.