Sacramento 95838 · Del Paso Heights · APN 251-0051-024-0000 · City of Sacramento
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $632,000 ($556,000–$708,000).
Public building records show issued construction/renovation work on this parcel (20 total permits, latest Oct 12, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
27 substantial renovation & housing permits over 24 months (21.1 per 1,000 parcels vs. 30.4 citywide baseline) (#1 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Del Paso Heights)
about 23% of the lot of the parcel intersects Zone X: reduced flood risk due to levee. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
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.
$632,000
Benchmark range: $556,000 – $708,000
Commercial tenant improvement (COM-2320310): Issued after 7 mo (3.6× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: New home at 1018 Beacon Bay Way (0.44 mi NE, issued). 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 (~$638/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: 14 homes completed, 30 permitted, 9 proposed or in review.
45 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.
375 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-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 3.4 yr (since Jun 22, 2023), with no new permit record in 3.4 yr. · 1 unit
In "Entitled" for 3.8 yr (since Jan 31, 2023), with no new permit record in 2.6 yr. · 2 units · $500,000 declared valuation
In "Entitled" for 2.3 yr (since Jul 15, 2024), with no new permit record in 2.3 yr. · 1 unit · $87,882 declared valuation
Permit issued and active for 2.2 yr (first record Sep 3, 2024), with no completion or new permit record in 2 yr. · 1 unit · $284,240 declared valuation
Permit issued and active for 2.2 yr (first record Sep 3, 2024), with no completion or new permit record in 2 yr. · 1 unit · $332,271 declared valuation
In "Entitled" for 4 yr (since Nov 9, 2022), with no new permit record in 22 mo. · 1 unit · $205,000 declared valuation
Nearby permit (50a8dc6c92bcc6e7964da2b28b57af1bfbee95da): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (c19cf526ffbdccf9ff81af2ea3344d6558f53ef3): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (e848145e44305c6476fae754ebeb768d63f49830): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (0a43d59f0e4f988bc5b401c0cce35966992bbc7a): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (3530 Rio Linda Blvd): First appeared in published agency feed
Record RES-2621950 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2612765 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (3720 Cypress St): Status changed from Issued to Finaled
Record RES-2606645 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (3623 Branch St): First appeared in published agency feed
Record RES-2623426 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (581 Morey Ave): First appeared in published agency feed
Record RES-2621783 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (749 Ephesus Ave): First appeared in published agency feed
Record RES-2621931 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2521906 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (604 Harris Ave): First appeared in published agency feed
Record RES-2622761 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (3718 Branch St A): First appeared in published agency feed
Record RES-2622701 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (3603 Haywood St): First appeared in published agency feed
Record RES-2622902 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (3645 Cypress St): Status changed from Issued to Finaled
Record RES-2615204 · 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 7 mo (3.6× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Active in "Issued" for 13 mo (first record Oct 17, 2025) with no new permit activity recorded in 12 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
In "Entitled" for 21 mo (since Feb 25, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 3.4 yr (since Jun 22, 2023), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 21 mo (since Jan 31, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Issued after 6 mo (2.9× the 63d median) — above the 75th percentile for commercial tenant improvement permits in City of Sacramento (median 63d, 75th pct 119d, n=2,366).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,279 parcels
+137.5% YoY
City baseline: 30.4 / 1k
27 in trailing 24m
Includes 9 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Noble H Brown Roofing | Roof replacement | 3 on parcel3 in ½ mi | $181,500 | 0 vs 0 prior |
| Tricorp Group | Addition (adds square footage) | 1 on parcel1 in ½ mi | $1,000,000 | 4 vs 2 prior |
| Capitol Neon | Sign | 1 on parcel1 in ½ mi | $17,465 | 0 |
| 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 95838
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 ($6,300/yr) + local voter-approved bond debt ($882/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
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.
−$28,567/yr
Cash needed: $138,600
NOI: $9,661/yr
P&I: $3,186/mo
For $0/mo net cash flow
At $2,075/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 | $1,909/mo | −$2,619/mo | -22.7% | $5,565/mo | −$2,602/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,075/mo | −$2,381/mo | -20.6% | $5,151/mo | −$2,245/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,200/mo | −$2,243/mo | -19.4% | $5,031/mo | −$1,974/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 ↗
Heartland Family Wellness Center - Fire Sprinkler Revision
A revision to COM-2513040 to add a single fire sprinkler head in the fire sprinkler riser enclosure
811 GRAND AVE - COMMERCIAL HVAC C/O LIKE FOR LIKE
R/R A 2 TON PACKAGE HEAT PUMP PACKAGE UNIT LIKE FOR LIKE. As noted on form CDD-0036, appliances heavier than 400lbs require engineering calculations. Provide engineered calculations and specifications for anchorage of new HVAC unit to existing structure per ASCE 7-16 §13.1.4 and §13.6 (e.g., clips/fasteners from new HVAC unit to existing curb/structure). All work subject to field inspection.
Heartland Childcare - Fire Riser Revision
EPC - Revision to COM-2526382 and COM-2612068 to relocate the fire riser
Heartland - Childcare - Revision
EPC - Revision to COM-2526382. Scope of work includes relocation of drinking fountain, added detail for tunnel construction at 1-hour rated corridor in lieu of walls going to bottom of roof sheathing. Changes to extents of accessible restroom modifications.
Heartland - Childcare
EPC - Childcare Center remodel (4,578 sf) and change of occupancy in a portion of the existing single-story commercial building.
SIGNS (2)
EPC - Fabricate and Install 2 signs. Illuminated channel letters for the logo, and non-illuminated FCO letters to say "Heartland Child & Family Services" and "Heartland Family Wellness Center"
Heartland - Childcare - Sprinklers
EPC - Revision to COM-2526382 for new fire sprinkler design by a different fire sprinkler company.
E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 140 squares of TPO Single Ply. CRRC: 0676-0001
Heartland Child and Family Services - Siding installation
EPC - Facade Improvements. Scope includes removal of existing cement plaster mansard finish. Installation of new fiber cement siding system over weather barrier. Selective removal of existing T1-11 siding at exterior building walls and replacement with plywood sheathing. New siding over weather barrier. New cap flashing. Paint. Approximately 5,500 s.f. siding.
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 30 squares of TPO Single Ply. CRRC: 0676-0001
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 30 squares of TPO Single Ply. CRRC: 0676-0001
Heartland Family Wellness Center Site Revision
EPC - Revision to COM-2501988. Scope of work includes changing fire department access. This includes changes to the manual vehicle gates at south end of Rose Street (abandoned street), relocating trash enclosure to accommodate truck turning at north fire access from Rio Linda Blvd. Changes are clouded and identified by Delta R2 on Architectural and Delta 2 on Civil.
REVISION TO COM-2422475
EPC - REVISION TO COM-2422475 REVISED TO MATCH FIELD CONDTIONS AND COVERAGE.
Heartland Child and Family Services Facade
EPC - Facade improvement project. Scope of work includes raising parapet height by 6’-0” to a total height of 19’-0” above finish floor to screen existing mechanical equipment, new soffit at entrance, and install vertical accent fins with exterior lighting to emphasize campus entry along grand avenue. Main project under construction issued under COM-2501988.
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
2.00 acres
Assessor's classification for assessment purposes. This is not zoning.
811 GRAND AVE; 811 GRAND AVE STE A1 STE A1; 811 GRAND AVE STE A4 STE A4
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 251-0051-024-0000. 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.
| Sunrise Energy Solutions | HVAC / heat pump | 1 on parcel1 in ½ mi | $14,970 | 0 vs 0 prior |
| Edison Fire Extinguisher | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $4,069 | 0 vs 0 prior |
| Sonitrol Of Sacramento | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $1,895 | 0 vs 0 prior |
| Riverland Homes Recent nearby: 740 Ephesus Ave (Feb 19, 2020) | New single-family home | 50 in ½ mi | $11,511,906 | 42 vs 0 prior |
| Del Paso Homes Recent nearby: 3809 Altos Ave (Jul 29, 2022) | New single-family home | 33 in ½ mi | $7,577,906 | 0 vs 0 prior |
| KB Home Sacramento Recent nearby: 930 Beacon Bay Way (Oct 21, 2026) | New single-family home | 28 in ½ mi | $10,223,772 | 216 vs 61 prior+254% |
| Izba Development Recent nearby: 955 Jessie Ave (Jun 17, 2026) | New duplex / half-plex | 6 in ½ mi | $2,103,168 | 2 vs 2 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 alterationOn this parcel | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Roof replacementOn this parcel | 19,072 | 0d | 0d | 0d | 2d | 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.
Ansul Monitoring System
EPC - Install dedicated Ansul Hood monitoring system.
Heartland Family Wellness Center Fire sprinklers and alarms
EPC - Deferred submittal to COM-2526382 for fire sprinklers, fire alarms, and updated cover sheet of the plans to reflect these items as deferred submittals.
Heartland Family Wellness Center Addition
EPC - Single-story addition (2,678 sf) and covered patio (692 sf). Scope of work also includes minor interior modifications to existing building and reroof to match addition. Site improvements, including but not limited to renovation of existing parking lot, landscaping and new trash enclosure. - PLNG-INSP
REVISION TO 2320310
EPC - REVISION TO COM-2320310: MODIFIED HOOD & MECHANICAL SHEETS The revision was necessary to accommodate existing structural framing discovered after demolition and also allows a raised finished ceiling height
fire equipment
EPC - Installation of hood and duct fire system SEE COM-2520407 REVISED TO MATCH FIELD CONDITIONS AND COVERAGE.
Heartland Child and Family Services Remodel
EPC - Project scope includes the renovation and modernization of an existing commercial kitchen including adding exhaust hoods and Ansul systems. There is no additional square footage being added and no change of use. to include mechanical, electrical, plumbing, SEE REVISION COM-2500503 REVISED MECHANICAL.