Sacramento 95815 · Old North Sacramento · APN 263-0241-035-0000 · City of Sacramento
Zoned R-2B in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $355,000 ($312,000–$398,000).
Zone R-2B allows residential use qualifying for ministerial ADU review under state law (11 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
On-parcel permit history is indexed through Mar 28, 2025, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
all 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.
$355,000
Benchmark range: $312,000 – $398,000
General repair (COM-2402585): Issued after 3 mo (5.7× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: 4-Plex New Construction (0.45 mi SW, in review). 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 (~$375/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: 23 homes completed, 14 permitted, 88 proposed or in review; 1 demolition; 1 commercial or mixed-use project.
46 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.
471 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 R-2B as multifamily 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.
In "Entitled" for 3.8 yr (since Feb 1, 2023), with no new permit record in 3.1 yr. · 1 unit · $224,773 declared valuation
In "Entitled" for 2.7 yr (since Mar 19, 2024), with no new permit record in 2.7 yr. · 1 unit · $79,522 declared valuation
Permit issued and active for 3.7 yr (first record Mar 14, 2023), with no completion or new permit record in 2 yr. · 1 unit · $90,000 declared valuation
In "Applied" for 3.5 yr (since May 11, 2023), with no new permit record in 23 mo. · 4 units · $825,000 declared valuation
In "Entitled" for 19 mo (since Apr 2, 2025), with no new permit record in 19 mo. · 8 units
In "In review" for 21 mo (since Jan 31, 2025), with no new permit record in 18 mo. · 8 units · $374,500 declared valuation
Nearby roof replacement (2731 Oakmont St): First appeared in published agency feed
Record RES-2621617 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2405528 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2512 Rio Linda Blvd): Status changed from Issued to Finaled
Record COM-2620058 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (2021 Del Paso Blvd 100): Status changed from Plan Check Target to Verify Wait
Record COM-2620638 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (2633 Gary Way): First appeared in published agency feed
Record RES-2621671 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (1721 Del Paso Blvd): First appeared in published agency feed
Record COM-2623749 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (1524 Del Paso Blvd): First appeared in published agency feed
Record COM-2623714 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (254 El Camino Ave): Status changed from Issued to Expired Permit
Record RES-2522295 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2387 Erickson St): First appeared in published agency feed
Record RES-2621694 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2720 Forrest St A): Status changed from Issued to Finaled
Record COM-2611581 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby pool / spa (2453 Empress St): Status changed from Ready-to-Issue to Issued
Record RES-2621300 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby pool / spa (2453 Empress St): Issued date changed from (blank) to 2026-10-19
Record RES-2621300 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2569 Grove Ave): First appeared in published agency feed
Record RES-2622630 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2181 Oakmont St): Status changed from Issued to Expired Permit
Record RES-2520977 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2022 Del Paso Blvd): First appeared in published agency feed
Record RES-2623117 · 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 →In "In review" for 4 yr (since Nov 4, 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 (4 housing units, $500,000 declared valuation across 2 permits). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
In "In review" for 2.9 yr (since Dec 6, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (52 housing units, $8,000,000 declared valuation across 2 permits).
In "Applied" for 3.5 yr (since May 11, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (4 housing units, $825,000 declared valuation across 1 permit).
In "In review" for 21 mo (since Jan 31, 2025), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (8 housing units, $374,500 declared valuation across 2 permits).
Issued after 3 mo (5.7× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
Active in "Issued" for 3.2 yr (first record Sep 5, 2023) with no new permit activity recorded in 10 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,263 parcels
−8.3% YoY
City baseline: 30.4 / 1k
23 in trailing 24m
Includes 11 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| The Remodeling Merged: THE REMODELING COMPANY · THE REMODELING COMPANY INC | Windows / doors / siding | 12 on parcel12 in ½ mi | $35,975 | 0 vs 0 prior |
| Vgn Electrical | Electrical / panel | 2 on parcel2 in ½ mi | $16,000 | 0 vs 0 prior |
| Integrity Pacific Builders Recent nearby: 2467 Erickson St (Oct 5, 2016) | New single-family home |
| 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 95815
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 ($3,550/yr) + local voter-approved bond debt ($497/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.
−$10,835/yr
Cash needed: $78,100
NOI: $10,706/yr
P&I: $1,795/mo
For $0/mo net cash flow
At $1,850/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 | $1,702/mo | −$1,116/mo | -17.1% | $3,259/mo | −$1,086/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,850/mo | −$903/mo | -13.9% | $3,017/mo | −$768/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $1,961/mo | −$781/mo | -12.0% | $2,947/mo | −$527/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 ↗
618 Plaza Ave com stucco/window permit no plans
Stucco/Window Permit: Exterior Stucco repair-360 square feet. Replace bedroom windows in units #4 and #15. Replace trim boards (like for like). Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
618 PLAZA AVE - STUCCO REPAIR
618 PLAZA AVE - 360SF STUCCO REPAIR, LIKE FOR LIKE. ALL WORK SUBJECT TO FIELD INSPECTION.
SEISMIC RETROFIT
EPC - A lateral force resistive system shall be constructed and attached to the existing buildings, consisting of 2 steel moment frames & footings
618 PLAZA AVE
REPLACING EXISTING 1200 AMP BREAKER THAT HAS BEEN BURNR WITH NEW ONE LIKE FOR LIKE.
618 PLAZA AVE - C/O 200 AMP PANEL
Replace existing 1 - 800AMP burned breaker with a new one, same AMP. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION.
msp repair
replace 200 amp main breaker replacement and buss.
HSG CASE 19-008684: Windows & A/C & Stucco Repairs
HSG CASE 19-008680:FOUR NEW WINDOWS INSTALLED. ONE A/C REPLACED. REPAIR BROKEN CONDULET AND PROPERLY INSTALL PARKING LIGHT. REPLACE LOWER VENT SCREEN IN PARKING LOT SIDE.
HSG Case 18-010388: Unit 5, Unit 11, Laundry Room Repairs
HSG Case 18-010388: Unit 5, minor bathroom permit, minor kitchen permit, Drywall patches, bath and kitchen floor. Unit 11, minor plumbing permit for upstairs drain repair. Other Repairs include 4 window replacements, 1 tub / tile enclosure, Laundry room, rework water lines, dissimilar metals (copper to Gal connections) Drip leg on gas. A Separate permit will be required for the following: the A/C Units in all units will need to removed from the kitchen and either abandoned or create a planning approved relocation to a location that does not affect the egress of the units and walkways along with being approved by Planning for their relocation on the exterior walls.
APT 2 C/O 100A M SPanel
APT 2***C/O existing 100A Panel like for like. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
Plaza Ave Apartments #10 and #15 SMUD
*UNIT #10 and #15** SMUD SAFETY**
Plaza Ave Apartments #17 SMUD
*UNIT #17** SMUD SAFETY**
Plaza Ave Apartments #2,6 SMUD
*UNIT #2 and #6** SMUD SAFETY**
Plaza Ave Apartments #10 and #15 SMUD
*UNIT #10 and #15** SMUD SAFETY**
Plaza Ave Apartments #2,6 SMUD
*UNIT #2 and #6** SMUD SAFETY**
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
0.41 acres
Assessor's classification for assessment purposes. This is not zoning.
595 SANTIAGO AVE # 23 # 23; 595 SANTIAGO AVE # 24 # 24; 618 PLAZA 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 263-0241-035-0000. 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.
| $3,771,283 |
| 0 vs 0 prior |
| Jagir Investments Recent nearby: 1620 El Monte Ave (May 25, 2023) | Accessory dwelling unit (new or conversion) | 14 in ½ mi | $2,701,136 | 2 vs 21 prior−90% |
| Cobex Construction Group Recent nearby: 2425 Ben Ali Way (Jun 11, 2019) | Remodel / interior alteration | 5 in ½ mi | $43,008 | 1 vs 7 prior |
| Rudolph And Sletten Recent nearby: 770 Darina Ave (Oct 26, 2021) | Commercial tenant improvement | 4 in ½ mi | $690,000 | 3 vs 3 prior |
| Infinity General Engineering Construction And Design Recent nearby: 300 El Camino Ave A (Nov 2, 2021) | Commercial tenant improvement | 4 in ½ mi | $540,186 | 0 vs 1 prior |
| Lennar Homes Of California Recent nearby: 196 Eleanor Ave (Jun 6, 2019) | New single-family home | 3 in ½ mi | $650,184 | 604 vs 501 prior+21% |
| Sierra Valley Mechanical Recent nearby: 351 Eleanor Ave (Oct 14, 2026) | Remodel / interior alteration | 3 in ½ mi | $141,937 | 47 vs 6 prior |
| Bethel Griffin And Recent nearby: 2681 Altos Ave 11 (Aug 13, 2021) | Commercial tenant improvement | 3 in ½ mi | $36,000 | 0 vs 0 prior |
| 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) |
| HVAC / heat pumpOn this parcel | 19,324 | 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.
SMUD SAFETY INSPECTION
SMUD Safety Inspection. One time inspection only. Additional inspections will cost $76.00 (Residential) or $152 (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.
DEMOLISH POOL
DEMOLISH POOL, CAP ELECTRICAL AND PLUMBING
Smud Safety inspection - UNIT # 20
Unit # 20 --SMUD Safety Inspection. One time inspection only. Additional inspections will cost $76.00 (Residential) or $152 (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.
AUGUSTA LEGACY PROPS LLC - SAFETY CHECK
SMUD SAFETY CHECK DUE TO VACANT PROPERTY OVER A YEAR. 618 PLAZA AVE, #9