Sacramento 95834 · Sundance Lake · APN 225-2540-056-0000 · City of Sacramento
Zoned R-1-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $578,000 ($509,000–$647,000).
Zone R-1-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Oct 13, 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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$578,000
Benchmark range: $509,000 – $647,000
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$587/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
170 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.
No ADU or new-home permits recorded within ¼ mile in this window.
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 R-1 as single-family residential, 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.
Nearby solar / battery storage (3701 Thermiac Gulf Way): Status changed from Ready-to-Issue to Finaled
Record RES-2620550 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (3701 Thermiac Gulf Way): Issued date changed from (blank) to 2026-10-05
Record RES-2620550 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (4236 Natomas Central Dr): Status changed from Issued to Finaled
Record RES-2619562 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (4013 Don River Ln): First appeared in published agency feed
Record RES-2622825 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (190 Dnieper River Way): Status changed from Issued to Finaled
Record RES-2614718 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (3618 Sardinia Island Way): First appeared in published agency feed
Record RES-2623429 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (4275 El Centro Rd 1012): Status changed from Ready-to-Issue to Finaled
Record COM-2621207 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (4275 El Centro Rd 1012): Issued date changed from (blank) to 2026-09-28
Record COM-2621207 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (4342 Adriatic Sea Way): Status changed from Plan Check Target to Finaled
Record RES-2621402 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (4342 Adriatic Sea Way): Issued date changed from (blank) to 2026-09-30
Record RES-2621402 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (4275 El Centro Rd 1127): First appeared in published agency feed
Record COM-2621630 · 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)
Pool / spa permit issued (RES-2521303)
EOTC
EOTC - Gunite swimming pool-500 SF, Spa-48 SF, 120' of 1.5" poly gas line · Declared valuation: $93,000 · Contractor: Sac Pool Pros Service
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Pool / spa permit application filed (RES-2521303)
EOTC
EOTC - Gunite swimming pool-500 SF, Spa-48 SF, 120' of 1.5" poly gas line · Declared valuation: $93,000 · Contractor: Sac Pool Pros Service
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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 →No active projects on this parcel or within ½ mile currently exceed empirical 75th-percentile review-time thresholds or high-scale alerts.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 2,729 parcels
−40.0% YoY
City baseline: 30.4 / 1k
72 in trailing 24m
Includes 0 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| K Hovnanian Companies Of California | New single-family home | 1 on parcel698 in ½ mi | $191,874,172 | 0 vs 0 prior |
| Sac Pool Pros Service | Pool / spa | 1 on parcel4 in ½ mi | $336,000 | 13 vs 30 prior−57% |
| Lennar Homes Of California Recent nearby: 3699 Po River Way (Aug 13, 2019) | New single-family home |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family homeOn this parcel | 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) |
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 ($5,800/yr) + local voter-approved bond debt ($812/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.
−$24,193/yr
Cash needed: $127,600
NOI: $11,000/yr
P&I: $2,933/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 | −$2,280/mo | -21.4% | $5,299/mo | −$2,261/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,300/mo | −$2,016/mo | -19.0% | $4,905/mo | −$1,867/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 | −$1,864/mo | -17.5% | $4,791/mo | −$1,566/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 / completed1 unitsFeb 23, 2018 – Mar 20, 2018
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
EOTC
EOTC - Gunite swimming pool-500 SF, Spa-48 SF, 120' of 1.5" poly gas line
Parkside at Westshore Plan 4525
Plan 4525A, NSFR, 1st Flr 1305, 2nd Flr 1625sf, Garage 601sf, Patio 240sf, Porch 75sf.
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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2018 | Parkside at Westshore Plan 4525(RES-1803468) | SFD · Owner | — | 1 (Mar 20, 2018) | 1 (Sep 25, 2018) | — |
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
0.14 acres
Assessor's classification for assessment purposes. This is not zoning.
256 OLIVADI WAY
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 225-2540-056-0000. 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.
| 156 in ½ mi |
| $37,073,705 |
| 604 vs 501 prior+21% |
| DR Horton Bay Recent nearby: 180 Alboran Sea Cir (Mar 6, 2018) | New single-family home | 36 in ½ mi | $7,784,881 | 0 vs 0 prior |
| DR Horton Recent nearby: 4400 Ibiza Island Way (Dec 7, 2017) | New single-family home | 33 in ½ mi | $6,633,309 | 178 vs 4 prior |
| Taylor Morrison Services Recent nearby: 3700 Sardinia Island Way (May 3, 2016) | New single-family home | 29 in ½ mi | $8,871,457 | 0 vs 0 prior |
| Connected Technology Recent nearby: 3960 Scordia Way (Aug 8, 2024) | Remodel / interior alteration | 20 in ½ mi | $17,886 | 117 vs 248 prior−53% |
| Premier Pools Recent nearby: 4043 Metaponto Way (Feb 3, 2022) | Pool / spa | 17 in ½ mi | $1,035,870 | 0 vs 0 prior |
| Clark Wagaman Designs Recent nearby: 450 Dnieper River Way (Apr 3, 2025) | Addition (adds square footage) | 12 in ½ mi | $72,943 | 14 vs 41 prior−66% |
| Ev Electric Residential Merged: E V ELECTRIC RESIDENTIAL LLC · EV ELECTRIC RESIDENTIAL LLC Recent nearby: 1 San Gregorio Ct (Aug 19, 2024) | Remodel / interior alteration | 11 in ½ mi | $11,262 | 1 vs 219 prior−100% |
| 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) |
| Pool / spaOn this parcel | 1,059 | 1d | 5d | 25d | 49d | 4d(vs 7d 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.