Sacramento 95833 · Willowcreek · APN 225-3140-067-0000 · City of Sacramento
Zoned R-1A-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $570,000 ($502,000–$638,000).
Zone R-1A-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 (16 total permits, latest Apr 12, 2022).
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.
$570,000
Benchmark range: $502,000 – $638,000
Electrical / panel (COM-2107081): Issued after 6 mo — slower than 90% of electrical / panel permits in City of Sacramento (median 0d, 90th pct 5d, n=11,023).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$579/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: 1 commercial or mixed-use project.
1 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.
160 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-1A as two-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 plan revision / deferred submittal (2630 Baybridge St): First appeared in published agency feed
Record RES-2623822 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (3020 Endsley Ave): Status changed from Issued to Finaled
Record RES-2619340 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (60 Orchard Ct): Status changed from Ready-to-Issue to Expired Application
Record COM-2607497 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby ev charger (2580 W El Camino Ave 9105): First appeared in published agency feed
Record COM-2623241 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (2576 Campden Way): First appeared in published agency feed
Record RES-2623045 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (310 Unity Cir): Status changed from Issued to Finaled
Record RES-2616924 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2630 Baybridge St): First appeared in published agency feed
Record RES-2622154 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (11 Heathmere Ct): First appeared in published agency feed
Record RES-2623602 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (5 Heathmere Ct): Status changed from Issued to Finaled
Record RES-2615238 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2603 Burnaby Way): Status changed from Issued to Finaled
Record RES-2618355 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (21 Danrobin Ct): First appeared in published agency feed
Record RES-2621577 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby pool / spa (2461 Waters Edge Way): Status changed from Plan Check Target to Issued
Record RES-2621078 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby pool / spa (2461 Waters Edge Way): Issued date changed from (blank) to 2026-10-14
Record RES-2621078 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby pool / spa (2461 Waters Edge Way): Description text was updated
Record RES-2621078 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby pool / spa (2461 Waters Edge Way): Project name changed from 2461 WATERS EDGE WY - RES POOL to POOL
Record RES-2621078 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff 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 →Issued after 6 mo — slower than 90% of electrical / panel permits in City of Sacramento (median 0d, 90th pct 5d, n=11,023).
Issued after 7 mo — slower than 90% of electrical / panel permits in City of Sacramento (median 0d, 90th pct 5d, n=11,023).
Issued after 2 mo — slower than 90% of solar / battery storage permits in City of Sacramento (median 3d, 90th pct 27d, n=3,950).
Issued after 3 mo (18.4× the 5d median) — slower than 90% of pool / spa permits in City of Sacramento (median 5d, 90th pct 49d, n=1,059).
Pending in review for 7 yr (62.8× 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 4 mo (2.8× the 41d median) — above the 75th percentile for plan revision / deferred submittal permits in City of Sacramento (median 41d, 75th pct 93d, n=69).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 2,102 parcels
−45.9% YoY
City baseline: 30.4 / 1k
57 in trailing 24m
Includes 0 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Beazer Homes | New single-family home | 4 on parcel615 in ½ mi | $189,447,510 | 18 vs 104 prior−83% |
| Sunpower | Remodel / interior alteration | 1 on parcel2 in ½ mi | $38,000 | 0 vs 1 prior |
| Hci | Fire alarm / sprinkler | 2 on parcel2 in ½ mi | $6,641 |
| 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 95833
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 ($5,700/yr) + local voter-approved bond debt ($798/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.
−$21,847/yr
Cash needed: $125,400
NOI: $12,740/yr
P&I: $2,882/mo
For $0/mo net cash flow
At $2,475/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 | $2,277/mo | −$2,105/mo | -20.1% | $5,215/mo | −$2,078/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,475/mo | −$1,821/mo | -17.4% | $4,827/mo | −$1,653/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,624/mo | −$1,657/mo | -15.9% | $4,715/mo | −$1,330/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 - Landscaping Grading
EPC - Revision to COM-2107081; Additional grading sheets added to approved landscape set
Revision - Grading
EPC - Revision to COM-2102543; Minor changes to Lot 'Q' and additional grading sheets for landscape areas A lighted bollard along Lot 'Q' (Sage Tree Way) was in conflict with a water line. Bollard has been moved north to avoid conflict. Minor planting and irrigation changes result. Additional fine grading sheets have been provided by the civil engineer for our landscape work and added to the landscape set.
Landscape - The Cove
EPC - On-Site Landscape Improvements for The Cove/River Oaks Phase 3B. Included in these plans is layout, irrigation, planting, erosion/sediment control plans, and electrical plans.
LANDSCAPE IMPROVEMENTS
EPC - Landscape improvement plans for a new residential building, including low pilasters, planting, electrical, lighting, and irrigation lines. PHASE 3A LOTS INCLUDED ARE A, Q, S, U, V, X, Z, BB, DD, GG AND A PORTION OF LOT FF, WITH HYDROSEED AT LOT HH. TOTAL AREA OF WORK IS 121,960 SF
Revision
EPC - Revision to MP-2002562. Addition of a storage under the stairs.
2951 Endsley Ave SIGN (Cornerstone)
Installation of letters and logo on existing monument.
Revision - Fire Sprinkler Monitoring System - The Cove Clubhouse
EPC - Revision to COM-2013406, Submit AS-BUILT Drawings per correction notice dated 12/08/20.
REVISION TO COM-2009320
EPC - REVISION: COM-2009320 : PVE-1: SUB PANEL (M) CHANGED TO 225A
Fire Sprinkler Monitoring System - The Cove Clubhouse
EPC - INSTALLING A NEW SPRINKLER MONITORING SYSTEM. CLUBHOUSE PERMIT ISSUED - COM-1920909.
Solar System - The Cove Clubhouse
EPC - 9.8kw Solar PV System, and 0gal Solar WH System (water heater installed null). SEE COM-2019964: REVISION TO COM-2009320 : PVE-1: SUB PANEL (M) CHANGED TO 225A
REVISION TO COM-1920909
EPC - REVISION TO COM-1920909: Truss Revision
The Cove - Pool
EPC - Construct new clubhouse swimming pool on issued COM-1920909. All landscaping and fencing should have been approved under COM-1920909. - PLNG-INSP
Revision 2 - The Cove
EPC - REVISION TO COM-1920909 - The trusses in the in the gathering room are changed from faux wood to steel. Change to installation method is noted as well.
Revision - The Cove (Clubhouse)
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
1.00 acres
Assessor's classification for assessment purposes. This is not zoning.
2951 ENDSLEY AVE
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 225-3140-067-0000. 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.
| Red Leaf Developments | Pool / spa | 1 on parcel1 in ½ mi | $25,500 | 3 vs 4 prior |
| Anton Building Recent nearby: 2745 Orchard Ln (Jul 29, 2019) | New multifamily / condos / mixed-use | 18 in ½ mi | $44,254,508 | 0 vs 0 prior |
| Ev Electric Residential Merged: E V ELECTRIC RESIDENTIAL LLC · EV ELECTRIC RESIDENTIAL LLC Recent nearby: 2880 High Tide Ave (Jul 26, 2024) | Remodel / interior alteration | 9 in ½ mi | $7,150 | 1 vs 219 prior−100% |
| Connected Technology Recent nearby: 2790 Mossy Creek St (Jun 24, 2026) | Remodel / interior alteration | 8 in ½ mi | $6,671 | 117 vs 248 prior−53% |
| Jad Constructon Recent nearby: 2942 Weald Way (Jun 21, 2018) | Remodel / interior alteration | 6 in ½ mi | $76,920 | 14 vs 0 prior |
| Hilbers Recent nearby: 3341 W El Camino Ave (Nov 14, 2022) | Commercial tenant improvement | 4 in ½ mi | $4,158,898 | 1 vs 7 prior |
| Sac Pool Pros Service Recent nearby: 2 Daydream Ct (Jan 16, 2024) | Pool / spa | 4 in ½ mi | $147,000 | 13 vs 30 prior−57% |
| 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.
EPC - Revision to COM-1920909; Adjustments to the square footage as fire riser wall increased, relocation of water heater and janitor closet, updates includes adding of elevations, window details, wall details, raised curb. Updates to the construction documents to conform with requirements of Fire and improve the constructability of the sewer line. Updates to conform with SMUD requirements.
Corner Stone Club House - The Cove
EXPEDITED - EPC - New Commercial Building - community clubhouse (3,537 sf), veranda (1,421 sf), covered entry porch (149 sf), storage room (106 sf), fire riser/equipment room (52 sf), pool restrooms (293 sf) covered hall (124 sf). Landscaping (23,200 sf). Deferred submittal: Fire Alarm; Separate submittals: Pool and Signs. Work to include architecture, structural, mechanical, electrical, plumbing, and solar plans. Site development includes construction of an accessible path of travel, egress routes, pedestrian walks, stairs, low retaining walls, a pre-manufacturered shade structure, a masonry screen wall, perimeter and pool enclosure fencing, project signage, amenities such as firepit and bbq, and other exterior areas. Work also includes site lighting and electrical, site drainage, landscaping and irrigation, and landscape planting. - PLNG-INSP SEE REVISION COM-2013939: Truss Revisions
EPC Submittal - New Commercial Building - Request for electronic plan check of the Clubhouse ("Cornerstone") building to be located at The Cove community.