Sacramento 95834 · RP - Sports Complex · APN 225-2690-050-0000 · City of Sacramento
Since October 2024 within ½ mile: 26 homes completed, 1 proposed or in review; 2 commercial or mixed-use projects.
10 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.
175 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
$477,000
Benchmark range: $420,000 – $534,000
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 EC 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 2.9 yr (since Nov 28, 2023), with no new permit record in 2.9 yr. · $15,330,867 declared valuation
In "Fee estimate" for 14 mo (since Aug 21, 2025), with no new permit record in 14 mo. · $8,713,000 declared valuation
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)
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)
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)
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)
4200 Duckhorn Dr · $8,713,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
11 Advantage Ct · 1 unit · $32,755 valuation
Records span Oct 6, 2022 to Apr 24, 2025 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
9 Advantage Ct · 1 unit · $32,755 valuation
Records span Oct 7, 2022 to Apr 24, 2025 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
7 Advantage Ct · 1 unit · $44,605 valuation
Records span Oct 7, 2022 to Apr 24, 2025 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
5 Advantage Ct · 1 unit · $44,605 valuation
Records span Oct 7, 2022 to Apr 24, 2025 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3 Advantage Ct · 1 unit · $44,818 valuation
Records span Oct 7, 2022 to Apr 24, 2025 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
1 Advantage Ct · 1 unit · $32,755 valuation
Records span Oct 7, 2022 to Apr 24, 2025 (2 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)
1 housing unit completed (Provence - BLDG 2 & 6 SCIP PARTICIPATING DEVELOPMENT)
Reported in 2024 Housing Element Annual Progress Report
SFA · Owner
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
Building permit reported to State HCD for 1 housing unit (Provence - BLDG 2 & 6 SCIP PARTICIPATING DEVELOPMENT)
Reported in 2024 Housing Element Annual Progress Report
SFA · Owner
Source: California HCD, Housing Element Annual Progress Report — Table A2 · 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 "Fee estimate" for 14 mo (first record Aug 21, 2025) with no new permit activity recorded in 14 mo. High-impact scale ($8,713,000 declared valuation across 1 permit).
Active in "Fee estimate" for 2.9 yr (first record Nov 28, 2023) with no new permit activity recorded in 2.9 yr. High-impact scale ($15,330,867 declared valuation across 1 permit).
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 (20 housing units, $2,574,478 declared valuation across 54 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 541 parcels
−44.4% YoY
City baseline: 30.6 / 1k
28 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 ($4,750/yr) + local voter-approved bond debt ($665/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
−$16,625/yr
Cash needed: $104,500
NOI: $12,197/yr
P&I: $2,402/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 | −$1,650/mo | -18.9% | $4,419/mo | −$1,622/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,300/mo | −$1,385/mo | -15.9% | $4,090/mo | −$1,228/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 | −$1,234/mo | -14.2% | $3,995/mo | −$928/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 unitsJan 4, 2022 – Jun 13, 2024
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Provence - BLDG 2 & 6 SCIP PARTICIPATING DEVELOPMENT
REPLACING EXPIRED RES-2200191. New, Plan Number null, Elevation SPANISH, Single Family, 3 Story, R-3 Residential, 1-2 family, MP-2011903, 440 1st Floor habitable Sq. Ft., 807 2nd Floor habitable Sq. Ft., 673 3rd Floor habitable Sq. Ft., 445 Garage Sq. Ft., 199 Sq. Ft. Roof Cover, Option Package Package 02, Blg. 2/Plan B - 1920 Total habitable, Solar Option Package null, KW.
Provence - BLDG 2 & 6 SCIP PARTICIPATING DEVELOPMENT
New, Plan Number null, Elevation SPANISH, Single Family, 3 Story, R-3 Residential, 1-2 family, MP-2011903, 440 1st Floor habitable Sq. Ft., 807 2nd Floor habitable Sq. Ft., 673 3rd Floor habitable Sq. Ft., 445 Garage Sq. Ft., 199 Sq. Ft. Roof Cover, Option Package Package 02, Blg. 2/Plan B - 1920 Total habitable, Solar Option Package Solar Package 01, 3.10 KW. - PLNG-INSP
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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2024 | Provence - BLDG 2 & 6 SCIP PARTICIPATING DEVELOPMENT(RES-2412753) | SFA · Owner | — | 1 (Jun 13, 2024) | 1 (Jun 27, 2024) | — |
| 2022 | Provence - BLDG 2 & 6 SCIP PARTICIPATING DEVELOPMENT(RES-2200191) | SFA · Owner | — | 1 (Mar 2, 2022) | — | — |
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
0.03 acres
Assessor's classification for assessment purposes. This is not zoning.
2957 NIMES LN
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 225-2690-050-0000. 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.