Sacramento 95815 · Wills Acres · APN 263-0342-008-0000 · City of Sacramento
Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $481,000 ($423,000–$539,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 6,182 sq ft lot. Local precedent is active with 1 ADU permit within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
On-parcel permit history is indexed through Mar 4, 2026, 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.
$481,000
Benchmark range: $423,000 – $539,000
Closest lead: Accessory dwelling unit at 105 Lindley Dr (0.1 mi NE, applied). 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 (~$494/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: 5 homes completed, 6 permitted, 43 proposed or in review.
13 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.
282 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-1 as single-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.
Permit issued and active for 8.7 yr (first record Mar 9, 2018), with no completion or new permit record in 8.3 yr. · 1 unit · $270,875 declared valuation
In "Entitled" for 9.1 yr (since Oct 6, 2017), with no new permit record in 8.2 yr. · 1 unit · $307,571 declared valuation
In "Fee estimate" for 6.3 yr (since Aug 4, 2020), with no new permit record in 6.3 yr. · 1 unit · $112,500 declared valuation
In "Entitled" for 5.9 yr (since Jan 4, 2021), with no new permit record in 5.9 yr. · 1 unit
In "Entitled" for 5.6 yr (since Apr 15, 2021), with no new permit record in 5.6 yr. · 1 unit
In "Entitled" for 5 yr (since Nov 19, 2021), with no new permit record in 5 yr. · 8 units
Nearby windows / doors / siding (3144 Western Ave): First appeared in published agency feed
Record RES-2623408 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (177 Sconce Way): Status changed from Issued to Finaled
Record RES-2620874 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (415 Potomac Ave): Status changed from Issued to Finaled
Record RES-2617853 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (215 Lindley Dr): Status changed from Issued to Finaled
Record RES-2618686 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2545 Dale Ave): Status changed from Issued to Finaled
Record RES-2617429 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2506842 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2506842 · 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 plumbing / water heater / sewer (215 Peralta Ave): First appeared in published agency feed
Record RES-2623332 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (2990 Northgate Blvd): Status changed from Ready-to-Issue to Issued
Record COM-2613876 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (2990 Northgate Blvd): Issued date changed from (blank) to 2026-10-16
Record COM-2613876 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (370 Potomac Ave): First appeared in published agency feed
Record RES-2621598 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (3207 Kinnaird Way): First appeared in published agency feed
Record RES-2622454 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (351 Eleanor Ave): First appeared in published agency feed
Record RES-2622552 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (2529 Dale Ave): Status changed from Issued to Finaled
Record RES-2620094 · 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 "Applied" for 19 mo (since Apr 7, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). issued_date changed to "2026-10-19" in snapshot Nov 1, 2026.
In "Entitled" for 5 yr (since Nov 19, 2021), 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 across 0 permits).
High-impact scale (40 housing units, $6,000,000 declared valuation across 1 permit). current_status changed to "Plan Check Target" in snapshot Nov 1, 2026.
In "Fee estimate" for 6.3 yr (since Aug 4, 2020), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 3.5 yr (since Apr 28, 2023), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "In review" for 12 mo (since Nov 12, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 405 parcels
Small prior baseline
City baseline: 30.4 / 1k
7 in trailing 24m
Includes 2 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Haldeman Builders | Roof replacement | 1 on parcel1 in ½ mi | $140,000 | 3 vs 9 prior−67% |
| K2 Roofing | Roof replacement | 1 on parcel1 in ½ mi | $16,850 | 0 vs 0 prior |
| Boyd Plumbing | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $5,550 |
| 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 ($4,800/yr) + local voter-approved bond debt ($672/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.
−$19,845/yr
Cash needed: $105,600
NOI: $9,281/yr
P&I: $2,427/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 | −$1,866/mo | -21.2% | $4,307/mo | −$1,846/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,850/mo | −$1,654/mo | -18.8% | $3,987/mo | −$1,529/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 | −$1,532/mo | -17.4% | $3,894/mo | −$1,287/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 ↗
50 Arcade Blvd. com roof permit minor no plans
Roof Permit: Tear off and install 20 squares of 30 yr laminated dimensional composition roofing material. In-progress inspection required if 10 sq or greater. CF-6R-ENV-01 required at final inspection. CF-1R-ALT on file. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. CRRC: 0890-0016
ARCADE FIRE REPAIR
EPC - Fire Damage Repair to Quadruplex. All 4 units (A,B,C,D). Unit A 1. FLOOR/CEILING ASSEMBLY: Remove the existing damaged drywall ceiling finish and insulation. Replace with rated ceiling assembly per plan. Replace insulation per plan. Retain existing floor joist and smoke seal as needed. 2. WALL ASSEMBLY: Remove and replace existing interior wall finishes, insulation, doors, windows, and plumbing fixtures. Replace rated wall finish assembly per plan. Retain wall framing and smoke seal as needed. Retain exterior wall finishes, unless noted otherwise on plan. 3. FLOOR ASSEMBLY: Strip existing floor finishes to slab-on-grade and replace in like kind. 4. ELECTRICAL: Remove existing damaged electrical wiring and replace back to sub-panel. Replace and relocate electrical sub-panel per plan. Retain existing electrical service panel. 5. MECHANICAL/PLUMBING: Remove existing wall furnace and throughwall AC unit. Replace wall furnace per Title 24 Energy documentation and match existing conditions as closely as possible. Replace existing plumbing fixtures in like kind and in compliance with 2022 CALGreen Code. Unit B 1. FLOOR/CEILING ASSEMBLY: Patch and replace isolated water-damaged ceiling finish areas in-like-kind. Replace insulation per plan. Retain existing floor joist. 2. WALL ASSEMBLY: Remove and replace existing interior wall finishes, insulation, and plumbing fixtures in the kitchen, laundry room, and bathroom (common wall with Unit A). Replace rated wall finish assembly per plan. Retain wall framing and smoke seal as needed. Retain windows, doors, and exterior wall finishes. 3. FLOOR ASSEMBLY: Strip existing floor finishes to slab-on-grade and replace in like kind in affected rooms where needed. 4. ELECTRICAL: Remove existing damaged electrical wiring where needed and replace back to existing sub-panel. Retain existing electrical service panel. 5. MECHANICAL/PLUMBING: Retain existing wall furnace and through-wall AC unit. Replace existing plumbing fixtures in like kind and in compliance with 2022 CALGreen Code. Unit C 1. ROOF/CEILING ASSEMBLY: Retain roof and ceiling assembly. Remove and replace attic insulation per plan. Smoke seal framing as needed. 2. WALL ASSEMBLY: Retain interior finishes, doors, windows, wall insulation, and plumbing fixtures. Remove and replace exterior finish per plan in-like kind. Retain wall framing and smoke seal as needed. 3. FLOOR ASSEMBLY: No scope. 4. ELECTRICAL: No scope. 5. MECHANICAL/PLUMBING: No scope. Unit D 1. ROOF/CEILING ASSEMBLY: Retain roof and ceiling assembly. Remove and replace attic insulation per plan. Smoke seal framing as needed. 2. WALL ASSEMBLY: No scope. 3. FLOOR ASSEMBLY: No scope. 4. ELECTRICAL: No scope. 5. MECHANICAL/PLUMBING: No scope.
New Gas Line unit D only
Install new gas line unit D only to replace existing UG gas line from meter to wall heater and cook top approx 70'. Atch plan for reference only no plan revew made . Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
Electrical
EXPEDITED - Adding new panel for house power add 6''x6''x24'' junction box on top of existing service box change riser
Electrical
Adding new panel for house power add 6''x6''x24'' junction box on top of existing service box change riser
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
0.14 acres
Assessor's classification for assessment purposes. This is not zoning.
50 ARCADE BLVD; 50 ARCADE BLVD APT A APT A; 50 ARCADE BLVD APT B APT B
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 263-0342-008-0000. 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.
| 0 vs 0 prior |
| Lennar Homes Of California Recent nearby: 198 Eleanor Ave (Jun 6, 2019) | New single-family home | 3 in ½ mi | $650,184 | 604 vs 501 prior+21% |
| Golden Coast Construction And Restoration Recent nearby: 155 Danville Way (Feb 16, 2023) | Remodel / interior alteration | 3 in ½ mi | $355,272 | 6 vs 9 prior−33% |
| Domus Construction And Design Recent nearby: 231 Christine Dr (May 29, 2018) | Demolition | 3 in ½ mi | $121,142 | 0 vs 0 prior |
| Genesis Quality Construction Recent nearby: 344 Potomac Ave (Dec 28, 2017) | New single-family home | 2 in ½ mi | $477,004 | 0 vs 0 prior |
| Smr Designs Recent nearby: 209 Arcade Blvd (Apr 11, 2024) | Addition (adds square footage) | 2 in ½ mi | $171,624 | 0 vs 0 prior |
| Grande Construction Recent nearby: 197 Bay Dr (Mar 14, 2017) | Addition (adds square footage) | 2 in ½ mi | $136,958 | 1 vs 0 prior |
| Jeff Scott Construction Recent nearby: 319 Lampasas Ave (Sep 12, 2022) | Accessory dwelling unit (new or conversion) | 2 in ½ mi | $115,817 | 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 alterationOn this parcel | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvement | 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.