Sacramento 95833 · Willowcreek · APN 274-0030-065-0000 · City of Sacramento
Zoned R-3-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $489,000 ($430,000–$548,000).
Zone R-3-PUD allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
On-parcel permit history is indexed through May 26, 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)
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.
$489,000
Benchmark range: $430,000 – $548,000
General repair (COM-2415477): Issued after 6 mo (12.6× 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: The Rivers (0.45 mi S, 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 (~$502/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: 2 permitted.
2 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.
240 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-3 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.
Permit issued and active for 4.5 yr (first record May 13, 2022), with no completion or new permit record in 4.5 yr. · 1 unit
Nearby other (215 Classic Ct): Status changed from Permitted to Finaled
Record 26CAP0000000315 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (215 Classic Ct): Issued date changed from 2026-06-09 to (blank)
Record 26CAP0000000315 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
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 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 (2755 Toronja Way): First appeared in published agency feed
Record RES-2622571 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2330 La Lima Way): First appeared in published agency feed
Record RES-2623455 · 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 electrical / panel (2359 Wailea Pl): Description text was updated
Record RES-2620352 · 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
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 (12.6× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
High-impact scale (2 housing units, $1,500,000 declared valuation across 4 permits). current_status changed to "Finaled" in snapshot Nov 1, 2026.
Active in "Issued" for 4.5 yr (first record May 13, 2022) with no new permit activity recorded in 4.5 yr.
Active in "Issued" for 13 mo (first record Oct 3, 2025) with no new permit activity recorded in 13 mo.
Active in "Issued" for 2 yr (first record Nov 21, 2024) with no new permit activity recorded in 2 yr.
High-impact scale ($2,345,418 declared valuation across 22 permits).
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 |
|---|---|---|---|---|
| Econo Roofing | Roof replacement | 12 on parcel12 in ½ mi | $323,550 | 0 vs 0 prior |
| Dinwiddie Hines Construction | Remodel / interior alteration | 2 on parcel3 in ½ mi | $71,906 | 8 vs 11 prior−27% |
| Griffin Electric | Electrical / panel | 3 on parcel3 in ½ mi | $5,788 |
| 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 ($4,900/yr) + local voter-approved bond debt ($686/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.
−$16,081/yr
Cash needed: $107,800
NOI: $13,652/yr
P&I: $2,478/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 | −$1,624/mo | -18.1% | $4,545/mo | −$1,591/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,475/mo | −$1,340/mo | -14.9% | $4,206/mo | −$1,167/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 | −$1,176/mo | -13.1% | $4,109/mo | −$843/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 ↗
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 50 squares of 30yr Laminated Dimensional Composition. In-progress inspection required if 10 squares or greater.
FACP Replacement (Bldg 2735)
EPC - Replace (1) Fire Alarm Panel
REVISION TO COM-2415477
EPC - REVISION TO COM-2415477 - REPAIR BURNED TRUSSES - TO CONNECTION DETAILS OF EXISTING TRUSSES
2763 RIVER PLAZA DR - SIDING REPAIR
2763 RIVER PLAZA DR - Siding repair, like for like. Meter panel will be removed and replaced for this siding repair. No changes to the meter setup allowed.
Fire Damage Repair
EPC - REBUILD AND REPAIR FIRE BURNED APARTMENTS 175-182 AS REQUIRED. **REVISION COM-2502254 - REPAIR BURNED TRUSSES - TO CONNECTION DETAILS OF EXISTING TRUSSES
2731 RIVER PLAZA DRIVE #166
CHANGE OUT LIKE FOR LIKE SPLIT SYSTEM. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt). ALL WORK SUBJECT TO FIELD INSPECTION.
2715 RIVER PLAZA DRIVE APT 73
CHANGE OUT IKE FOR LIKE SPLIT SYSTEM
2715 RIVER PLAZA DR - GARAGE AREA REROOF
E-Permit: DETACHED GARAGE ROOF ONLY FOR UNITS 177-180 Tear Off - Yes, Resheet - Yes, 1 layer(s), 13 squares of 30yr Laminated Dimensional Composition. CRRC: 0850-0024 All reroofs are required to have an in-progress inspection (83) except for garages and utility sheds under 10 squares: roofs not required to comply with the cool roof requirements. Overlay’s and covering up an existing roof, need an inspection before new roof system is installed to see the condition of the existing roof. Deck inspections (17) are required if your insulating new sheathing, repairing rafters or before starting a commercial reroof. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 60 squares of 30yr Laminated Dimensional Composition. In-progress inspection required if 10 squares or greater.
2763 RIVER PLAZA DR - ELECTRICAL
C/O EXISTING SUBPANEL REPLACE WITH 125AMP SUB PANEL, LIKE FOR LIKE, NO STRUCTRUAL CHANGES. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION
C/O Sub-Panel (UNIT 49)
UNIT 49 - C/O existing Zinsco 100a subpanel w/ new 100a subpanel Smoke & Carbon Monoxide Alarms required per CRC sections R314 & R315. Access to perform inspection/s must be provided by the Party requesting the inspection.
C/O Sub-Panel (UNIT 75)
UNIT 75 - C/O existing Zinsco 100a subpanel w/ new 100a subpanel Smoke & Carbon Monoxide Alarms required per CRC sections R314 & R315. Access to perform inspection/s must be provided by the Party requesting the inspection.
REROOF - 2763 RIVER PLAZA # 2735
# 2735 - E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 77 squares of 30yr Laminated Dimensional Composition. CRRC: 1214-0006
REROOF - 2763 RIVER PLAZA # 2731
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
15.64 acres
Assessor's classification for assessment purposes. This is not zoning.
2703 RIVER PLAZA DR; 2703 RIVER PLAZA DR # 87 # 87; 2703 RIVER PLAZA DR # 88 # 88
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 274-0030-065-0000. 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 vs 18 prior−83% |
| J And J Heating And Air Conditioning | HVAC / heat pump | 2 on parcel2 in ½ mi | $15,211 | 0 vs 0 prior |
| Christopherson Builders | General repair | 1 on parcel1 in ½ mi | $300,000 | 0 vs 0 prior |
| Aguilar Roofing | Roof replacement | 1 on parcel1 in ½ mi | $37,000 | 0 vs 0 prior |
| Commercial Fire Protection | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $17,136 | 0 vs 0 prior |
| Oak And Stone Constructions | Electrical / panel | 1 on parcel1 in ½ mi | $6,000 | 0 vs 0 prior |
| Tri Point Improvements | Plan revision / deferred submittal | 1 on parcel1 in ½ mi | — | 0 vs 0 prior |
| Beazer Homes Recent nearby: 2988 Endsley Ave (Sep 28, 2023) | New single-family home | 197 in ½ mi | $64,973,601 | 18 vs 104 prior−83% |
| 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.
#2731 - E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 77 squares of 30yr Laminated Dimensional Composition. CRRC: 1214-0006
re roof
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 53 squares of 30yr Laminated Dimensional Composition. CRRC: 1214-0006
2763 River Plaza #2833 - Reroof
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 57 squares of 50yr Laminated Dimensional Composition. CRRC: 1214-0006
2763 River Plaza #2837 - Reroof
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 57 squares of 50yr Laminated Dimensional Composition. CRRC: 1214-0006
Bld # 2755 Reroof
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 77 squares of 30yr Laminated Dimensional Composition. CRRC: 1214-0006
Bld # 2751 Reroof
E-Permit: Tear Off - Yes, Resheet - No, 2 layer(s), 77 squares of 30yr Laminated Dimensional Composition. CRRC: 1214-0006
Bldg 2829 REROOF
Bldg 2829 - Tear-off 57sq existing comp roof, install Cool-Roof compliant comp shingles CRRC #1214-0006
Unit # 2759 REROOF
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 57 squares of 30yr Laminated Dimensional Composition. CRRC: 1214-0006
Reroof of 15 unit Apartment building (#2747).
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 77 squares of 30yr Laminated Dimensional Composition. CRRC: 1214-0006. Work not to commence until such time that the Sacramento Metropolitan Air Quality Management District has been notified and an Asbestos Renovation form has been submitted and approved.
Revision
EXPEDITED - Revision to Com-1713193 revision to eliminate new HVAC unit. Relocate the electrical sub pan in room 107
REMODEL W/ PLANS
EXPEDITED - FIRE AND SMOKE DAMAGE ALL REPAIRS ARE LIKE FOR LIKE MINOR FRAME, DRYWALL, ELEC, PLUMBING, HVAC CABINETS,INSTALLATION, APPLIANCES, FINISH CARPENTRY PAINT AND FLOOR COVERINGS.
REMODEL W/ PLANS
FIRE AND SMOKE DAMAGE ALLREPAIRS ARE LIKE FOR LIKE MINOR FRAME, DRYWALL, ELEC, PLUMBING, HVAC CANINETS,INSTALLATION, APPLIANCES, FINISH CARPENTRY PAINT AND FLOOR COVERINGS.