Sacramento 95834 · RP - Sports Complex · APN 225-2950-002-0000 · City of Sacramento
Zoned C-2-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $577,000 ($508,000–$646,000).
Public building records show issued construction/renovation work on this parcel (26 total permits, latest May 14, 2020).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
26 substantial renovation & housing permits over 24 months (48.1 per 1,000 parcels vs. 30.4 citywide baseline) (#71 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (RP - Sports Complex)
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.
$577,000
Benchmark range: $508,000 – $646,000
Plan revision / deferred submittal (SUB-1925366): Pending in review for 6.9 yr (61.4× 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)
Closest lead: Arena Brownstone Living (0.13 mi E, 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 (~$586/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 proposed or in review; 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.
202 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 C-2 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)
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)
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)
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)
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)
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 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 6.5 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 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 6.9 yr (61.4× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Issued after 2 mo (12.4× the 5d median) — slower than 90% of pool / spa permits in City of Sacramento (median 5d, 90th pct 49d, n=1,059).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 541 parcels
−47.1% YoY
City baseline: 30.4 / 1k
26 in trailing 24m
Includes 0 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Eleven Western Builders | Plan revision / deferred submittal | 10 on parcel10 in ½ mi | $11,276,046 | 3 vs 1 prior |
| The Fireout Sprinkler | Plan revision / deferred submittal | 2 on parcel2 in ½ mi | $210,000 | 0 vs 0 prior |
| Yesco Signs | Sign | 2 on parcel2 in ½ mi | $14,600 |
| 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) |
| New commercial / non-residential building |
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 ↗
Finaled / completedDec 18, 2017 – Nov 30, 2018
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
revision
EPC - revision to COM-1925427 1. feeder size change 2. solar panel layout change 3. update structural calculation
revision
EPC - Revisions to permit COM-1925427 Revision detail:1. revised feeder size 2. update solar panel layout
4090 E. Commerce Way - Townplace Suites Signage
Install 1 illuminated set of address numbers.
Town Place Suites - SOLAR ROOF TOP SYSTEM 59.9 KW
59.9kw Solar PV System, and 0gal Solar WH System (water heater installed null). revision COM-2007036 to electrical and layout crf 4-29-2020 revsion COM-2008030 to electrical and structural crf 5-14-2020
Towneplace Suites at Arena Blvd - Emergency Responder Radio
EPC - Deferral to COM-1723114 for emergency responder radio
EPC Submittal - New Commercial Building - ERRC for new hotel
Install (3) Illuminated Signs - TownePlace Suites by Marriott
Install (3) Illuminated Signs - "TownePlace Suites by Marriott": (2) Attached Illuminated, (1) Detached Illuminated Monument sign.
Towneplace Suites Hotel Pool
EPC - Install a new inground gunite swimming pool at the new hotel. Pool equipment room and all utilities to the pool equipment room are not included in the pool permit - PLNG-INSP
Towneplace Suites - Fire Alarm
EPC - Deferred to COM-1723114 - New Fire Alarm System
EPC Submittal - New Commercial Building - New Fire Alarm System for Townplace Suites, an 4 story hotel
Towneplace Suites Natomas - Deferred Roof Trusses
EPC - Deferred to Issued Permit COM-1723114 for the prefabricated wood roof trusses
EPC Submittal - Deferred/Revision to Issued Permit COM-1723114 - This review is for the prefabricated wood roof trusses that are required for review by the city.
EPC Submittal - New Commercial Building - Install new inground gunite swimming pool at new hotel. Pool equipment room and all utilities to the pool equipment room are not included in the pool permit
Towneplace Suites Natomas - Fire Sprinklers
EPC - Deferred to COM-1723114 for Fire Sprinkler System and Fire Pump
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
2.11 acres
Assessor's classification for assessment purposes. This is not zoning.
4090 E COMMERCE 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 225-2950-002-0000. 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.
| Eagle Pools | Pool / spa | 1 on parcel1 in ½ mi | $111,355 | 1 vs 4 prior |
| Nt Electric | Solar / battery storage | 1 on parcel1 in ½ mi | $104,825 | 0 vs 0 prior |
| Knights Pumping And Portable Services | Electrical / panel | 1 on parcel1 in ½ mi | $6,000 | 0 vs 0 prior |
| Beazer Homes Merged: BEAZER HOMES HOLDINGS CORP · BEAZER HOMES HOLDINGS LLC Recent nearby: 3886 Samuelson Way (Nov 20, 2019) | New single-family home | 439 in ½ mi | $94,070,551 | 18 vs 104 prior−83% |
| Signature Homes Recent nearby: 3872 Firestar Way (Feb 11, 2021) | New single-family home | 130 in ½ mi | $32,463,136 | 213 vs 118 prior+81% |
| The Spanos Recent nearby: 3811 E Commerce Way (Jan 6, 2026) | New multifamily / condos / mixed-use | 10 in ½ mi | $86,764,577 | 4 vs 2 prior |
| Connected Technology Recent nearby: 2559 Chuck Yeager Cir (Jun 2, 2026) | Remodel / interior alteration | 10 in ½ mi | $9,821 | 117 vs 248 prior−53% |
| 150 |
| 155d |
| 241d |
| 334d |
| 498d |
| 229d(vs 293d prior) |
| 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) |
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 - New Commercial Building - Fire Sprinkler System and Fire Pump
Towneplace Suites at Arena Blvd - Revision 5
EPC - Revision to COM-1723114 for mechanical and fire changes
Towneplace Suites at Arena Blvd - MEP Revision
EPC - Revision to COM-1723114 for MEP changes
Towneplace Suites at Arena Blvd - Structural Revision
EPC - Revision to COM-1723114 for structural revision due to field inspection
Temp Power Towne Place Hotel Temp 1 & Temp 2
Temp power for construction and work trailer. Temp 1 Temp 2
Towneplace Suites at Arena Blvd - Revision 2
EPC - Revision to COM-1723114 for special inspection firm
Towneplace Suites at Arena Blvd - Revision 1
EPC - Revision to COM-1723114 for various structural and plumbing changes.
EPC Submittal - Deferred/Revision to Issued Permit COM-1723114 - Engineered Wood Products - These need review per the cover page of the main construction set of drawings. The submittals are the AOR approved plans, calcs and product data for the premanufcatured wood joists
EPC Submittal - Deferred/Revision to Issued Permit COM-1723114 - Simpson Strong-Tie Anchor Tie Down System for the building per plans and specifications
Towneplace Suites at Arena Blvd - Deferred Wood Joists
EPC - Deferred to Issued Permit COM-1723114 for Engineered premanufcatured wood joists
Towneplace Suites at Arena Blvd - Deferred Hold-down System
EPC - Deferred to Issued Permit COM-1723114 for Simpson Strong-Tie Anchor Tie Down System for the building per plans and specifications
Towneplace Suites at Arena Blvd
EXPEDITED - EPC - New construction of a 69,045 SF, 4-story hotel with 119 guestrooms, outdoor swimming pool and patio (separated permits), and surface parking lot - PLNG-INSP Deferred fire sprinklers, fire alarm, roof trusses and hold down system