Sacramento 95834 · Natomas Crossing · APN 225-2730-001-0000 · City of Sacramento
Zoned C-1-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $683,000 ($601,000–$765,000).
Public building records show issued construction/renovation work on this parcel (23 total permits, latest May 25, 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)
Plan revision / deferred submittal (SUB-1801159): Pending in review for 8.8 yr (78.5× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
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.
$683,000
Benchmark range: $601,000 – $765,000
Closest lead: Natomas II Apartments (290 ft SW, entitled). 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 (~$686/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: 77 homes completed; 1 demolition; 3 commercial or mixed-use projects.
5 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.
242 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-1 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 6.5 yr (since May 28, 2020), with no new permit record in 6.5 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
In "In review" for 4.5 yr (since Apr 29, 2022), with no new permit record in 19 mo. · $95,809,400 declared valuation
Nearby remodel / interior alteration (4175 Gloster Way): First appeared in published agency feed
Record RES-2623753 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (2327 Aerostar Way): Status changed from Issued to Finaled
Record RES-2621291 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2565 Lacey Ann Ave): First appeared in published agency feed
Record RES-2623537 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (4000 Alan Shepard St 161): Status changed from Issued to Finaled
Record COM-2619846 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (4000 Innovator Dr 36103): First appeared in published agency feed
Record COM-2623854 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2510946 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (3811 E Commerce Way): Status changed from Issued to Expired Permit
Record SIG-2606601 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (4201 E Commerce Way): First appeared in published agency feed
Record COM-2622325 · 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)
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)
Plan revision / deferred submittal permit application filed (COM-2510741)
REVISION TO COM-2409109
EPC - REVISION TO COM-2409109: Updating sprinkler plan to reflect correct as built. Work already approved by inspector. Just changing original sprinkler placement.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Sign permit issued (SIG-2506481)
4000 East Commerce Way suite 150
install 2 sets of channel letter signs to say " wayback burges" · Declared valuation: $10,250 · Contractor: Capitol Neon Llc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
1 Sports Pkwy · $95,809,400 valuation
Records span Apr 29, 2022 to Apr 4, 2025 (5 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 "Entitled" for 6.5 yr (since May 28, 2020), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (472 housing units across 0 permits).
In "Entitled" for 4 yr (since Oct 27, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (282 housing units across 0 permits).
In "Entitled" for 6.1 yr (since Sep 22, 2020), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (10 housing units across 0 permits).
In "In review" for 4.5 yr (since Apr 29, 2022), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($95,809,400 declared valuation across 5 permits).
Pending in review for 8.8 yr (78.5× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
High-impact scale ($2,500,000 declared valuation across 4 permits). current_status changed to "Certificate of Occupancy" in snapshot Nov 1, 2026.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,910 parcels
+33.3% YoY
City baseline: 30.4 / 1k
28 in trailing 24m
Includes 0 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Chungs Construction And Electrical | Addition (adds square footage) | 2 on parcel2 in ½ mi | $150,000 | 0 vs 3 prior |
| Capitol Neon | Other | 2 on parcel2 in ½ mi | $20,500 | 0 vs 0 prior |
| California Dream Construction | Commercial tenant improvement | 1 on parcel1 in ½ mi | $300,000 |
| 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 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 ($6,850/yr) + local voter-approved bond debt ($959/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.
−$31,761/yr
Cash needed: $150,700
NOI: $9,803/yr
P&I: $3,464/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 | −$2,911/mo | -23.2% | $6,179/mo | −$2,900/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,300/mo | −$2,647/mo | -21.1% | $5,720/mo | −$2,506/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 | −$2,495/mo | -19.9% | $5,587/mo | −$2,205/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 ↗
REVISION TO COM-2409109
EPC - REVISION TO COM-2409109: Updating sprinkler plan to reflect correct as built. Work already approved by inspector. Just changing original sprinkler placement.
4000 East Commerce Way suite 150
install 2 sets of channel letter signs to say " wayback burges"
4000 East Commerce Way suite 150
install 2 sets of channel letter signs to say " wayback burges"
fire equipment
EPC - install new UL300 Hood/duct fire system
REVISION TO COM-2409109
EPC - Revision to COM-2409109: Remove 7 existing sprinklers. add 9 new sprinklers
SUITE 150 REMODEL
EPC - TENANT IMPROVEMENT CONSISTING OF THE CONSTRUCTION OF A NEW BURGER RESTAURANT WITHIN AN EXISTING BUILDING SHELL, TO INCLUDE ALL ELECTRICAL, PLUMBING AND MECHANICAL MODIFICATIONS, INTERIOR PARTITIONS AND EQUIPMENT. NO STRUCTURAL OR STOREFRONT MODIFICATIONS ARE PART OF THE SCOPE. 2580 Arena Blvd is the other commercial building facing Arena Blvd. **REVISION - COM-2500610: Remove 7 existing sprinklers. add 9 new sprinklers SEE REVISION COM-2510741: Updating sprinkler plance to reflect correct as built. Work already approved by inspector. Just changing original sprinkler placement.
pge saftey inspection B 130
One time inspection only. Additional inspections will cost $82.00 (Residential) or $164 (Commercial) each. If there is no access to the site or areas required by an inspector this is still an inspection. Permit fees are non-transferable.
Ansul System Install
Install Ansul system
Fire Sprinkler System Modification (Suite 100)
Fire Sprinkler System Modification to consist of : Adding Fire sprinkler Heads ( 23 total)
huckleberry's restaraunt remodel
EPC Submittal New restaurant in an existing shell space of 3,080 sq ft also to include 440 sq ft outdoor covered dining area. Remodel to include mechanical, electrical, plumbing and finishes. Remove and relocate storefront door. deferred items fire sprinklers and alarm.
NATOMAS LANDING LLC(CHRIS KSIDAKIS TRST): PG&E SAFETY INSPECTION
PG&E Safety Inspection. One time inspection only.
SUITE 140 FIN POKE HOUSE SIGN
SUITE 140 / INSTALL 2 NEW ATTACHED/ILLUMINATED LED WALL SIGNS FOR FIN POKE HOUSE
Revision
EXPEDITED - Revision to Com-1720103 revised post detail at outdoor patio and new 5' wall
HUCKLEBERRY'S BREAKFAST LUNCH
INSTALL 2 ATTACHED LUMINATED WALL SIGNS-HUCKLEBERRY'S BREAKFAST LUNCH
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
1.76 acres
Assessor's classification for assessment purposes. This is not zoning.
2580 ARENA BLVD; 2580 ARENA BLVD STE B100 STE B100; 2580 ARENA BLVD STE B110 STE B110
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 225-2730-001-0000. 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.
| Dkmc | Commercial tenant improvement | 1 on parcel1 in ½ mi | $60,000 | 0 vs 0 prior |
| Ha Builders | Addition (adds square footage) | 1 on parcel1 in ½ mi | $15,180 | 0 vs 0 prior |
| Horizon Retail Construction | Commercial tenant improvement | 1 on parcel1 in ½ mi | $9,000 | 1 vs 1 prior |
| Pacific Signs | Sign | 1 on parcel1 in ½ mi | $8,000 | 0 vs 0 prior |
| Cal Signs | Sign | 1 on parcel1 in ½ mi | $5,700 | 0 vs 0 prior |
| Fusion Sign And Design | Sign | 1 on parcel1 in ½ mi | $5,000 | 0 vs 0 prior |
| Holland Fire And Plumbing | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $5,000 | 0 vs 0 prior |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage)On this parcel | 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) |
| Electrical / panelOn this parcel | 11,023 | 0d | 0d | 0d | 5d | 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.
EPC Submittal - Remodel and Change of Use of Commercial Building - New restaurant in an existing shell space. Add new exterior signage and and new railing to an existing patio. Remove and relocate storefront door. include 440 sq ft outdoor covered dining area.
The Design Studio-East Commerce- Sign Permit
Install (2) Attached/Illuminated Wall Signs
First time Tenant Improvement/Addition
Fin Poke House first time tenant improvement for new restaurant to include new 258 sq. ft. outdoor dining area (No roof covering flat work & Fencing only).
suite 110 remodel
EXPEDITED - suite 110 remodel of 1790 sq ft of space to include electrical, new walls and creating office space.
Notomas Landing LLC Property, PGE Safey Inspection Suite #A150
PG&E Safety inspection
Le Blanc Day Spa, Suite B
Install (2) Halo channel-lit letters for Le Blanc Day Spa, Suite B
FASTSIGNS
Install (2) attached and illuminated signs for FASTSIGNS
Le Blanc Day Spa
EXPEDITED 10,5,5- Remodel of existing spa space to include: new partitions, remodel restroom to accessibility standards modifications to plumbing/mechanical, electrical and fire sprinklers.
First time Tenant Improvement
Fin Poke House first time tenant improvement for new restaurant to include new outdoor dining area (No roof covering flat work only).