Sacramento 95833 · Natomas Corporate Center · APN 274-0042-030-0000 · City of Sacramento
Zoned OB-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $448,000 ($381,000–$515,000).
Zone OB-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
On-parcel permit history is indexed through Nov 3, 2023, 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.
$448,000
Benchmark range: $381,000 – $515,000
Plan revision / deferred submittal (SUB-1924743): Pending in review for 6.9 yr (61.5× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Homewood Suites & Hotel (Natomas) - Hotel & Site (0.34 mi W, 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 (~$463/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 demolition; 1 commercial or mixed-use project.
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.
214 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 OB as mixed use, 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 "Fee estimate" for 6 yr (since Oct 30, 2020), with no new permit record in 6 yr. · 125 units · $18,022,513 declared valuation
Permit issued and active for 6.4 yr (first record Jul 7, 2020), with no completion or new permit record in 6 yr. · 1 unit · $5,000 declared valuation
In "Entitled" for 5.1 yr (since Sep 23, 2021), with no new permit record in 5.1 yr. · 190 units
In "Fee estimate" for 3.2 yr (since Aug 30, 2023), with no new permit record in 3.2 yr. · $25,138,450 declared valuation
In "Fee estimate" for 4.6 yr (since Apr 26, 2022), with no new permit record in 2.1 yr. · 410 units · $103,000,000 declared valuation
In "In review" for 23 mo (since Dec 23, 2024), with no new permit record in 23 mo. · $28,000,000 declared valuation
Nearby commercial tenant improvement (2520 Venture Oaks Way 250): First appeared in published agency feed
Record COM-2623077 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2593 Millcreek Dr): First appeared in published agency feed
Record COM-2622493 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (2740 Millcreek Dr): Status changed from Issued to Finaled
Record RES-2619523 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2427741 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (2485 Natomas Park Dr 350): Status changed from Ready For Pickup to Complete
Record FPP-2620578 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (39 Chief Ct): First appeared in published agency feed
Record RES-2622773 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (2379 Gateway Oaks Dr): Status changed from Plan Check Wait to Issued
Record COM-2618082 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (2379 Gateway Oaks Dr): Issued date changed from (blank) to 2026-10-15
Record COM-2618082 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2205 Natomas Park Dr): First appeared in published agency feed
Record COM-2623685 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2740 Millcreek Dr): First appeared in published agency feed
Record RES-2623660 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (47 Chief Ct): Status changed from Issued to Finaled
Record RES-2615672 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2520 Venture Oaks Way 250): First appeared in published agency feed
Record COM-2621565 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2026 Las Coches Way): First appeared in published agency feed
Record RES-2623383 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Latest published Zillow Home Value Index (ZHVI) update
Changed from $451,611 in September 2025 to $448,368 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95833 (not a parcel appraisal)
Annual ZIP 95833 home-value index checkpoint
Changed from $471,466 in September 2024 to $451,611 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95833 (not a parcel appraisal)
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 23 mo (since Dec 23, 2024), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($28,000,000 declared valuation across 1 permit). current_status changed to "Verify" in snapshot Nov 1, 2026.
In "Entitled" for 5.1 yr (since Sep 23, 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 (190 housing units across 0 permits).
In "Fee estimate" for 4.6 yr (since Apr 26, 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 (410 housing units, $103,000,000 declared valuation across 4 permits).
In "Fee estimate" for 6 yr (since Oct 30, 2020), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (125 housing units, $18,022,513 declared valuation across 1 permit).
In "Fee estimate" for 3.2 yr (since Aug 30, 2023), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($25,138,450 declared valuation across 1 permit).
Pending in review for 6.9 yr (61.5× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Icon General Contractors Merged: ICON GENERAL CONTRACTORS INC · ICON GENERAL CONTRACTORS LLC | Commercial tenant improvement | 14 on parcel39 in ½ mi | $6,007,720 | 39 vs 62 prior−37% |
| Dekreek Construction Recent nearby: 2520 Venture Oaks Way 190 (May 13, 2022) | Commercial tenant improvement | 29 in ½ mi | $3,099,258 | 6 vs 9 prior−33% |
| J Sutter Builders |
| 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 ($4,500/yr) + local voter-approved bond debt ($630/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.
−$13,198/yr
Cash needed: $99,000
NOI: $14,108/yr
P&I: $2,275/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 | −$1,384/mo | -16.8% | $4,209/mo | −$1,348/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,475/mo | −$1,100/mo | -13.3% | $3,896/mo | −$923/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 | −$936/mo | -11.3% | $3,805/mo | −$600/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 ↗
SUITE 400
EPC - EXPEDITED - Demolition of existing improvements, construction of new tenant improvements,. Work to include new interior partitions, finishes & plumbing. Modification of existing HVAC,Electrical & Fire Alarm,
FPP-2535 Capitol Oaks Drive REMODEL
EPC - EXPEDITED - TENANT IMPROVEMENT, CONSISTING OF OFFICE REMODEL , INCLUDING DEMOLITION AND CONSTRUCTION OF NON-BEARING PARTITIONS,RELOCATION OF EXISTING AND NEW LIGHT FIXTURES, HVAC GRILLES, NEW ELECTRICAL OUTLETS AND NEW FINISHES. THE EXISTING MECHANICAL AND ELECTRICAL TO BE MODIFIED AS NEEDED TO ACCOMMODATE NEW LAYOUT. NO CHANGE IN USE OR OCCUPANCY.
Revision to FPP-2219359
EPC - EXPEDITED - Mechanical revisions in response to field correction notice Revised plan needed approved by the city of Sacramento plan check. For all exhaust and transfer air
REMODEL - CAPITOL OAKS DR #130
EPC - EXPEDITED - DEMO AND REMODEL OF (E) IMPROVED SUITE TO INCLUDE NEW PARTITION WALLS, DOORS,CASEWORK, AND RELATED MECHANICAL, ELECTRICAL, PLUMBING IMPROVEMENTS. SEE FPP-2224715 FOR FIELD MECHANICAL REVISIONS
remodel suite 300
EPC - EXPEDITED - TENANT IMPROVEMENT ON 3RD FLOOR. DEMOLITION OF NON-BEARING PARTITIONS, PATCHING OF WALLS, CEILING GRID AND TILE AS AFFECTED BY WALL DEMOLITION WORK.
FPP - 2535 Capitol Oaks Dr #450- Remodel
EPC - Suite #450 - Remodel to Include: Office; Including Demolition and Construciton of Non-Bearing Partitions, Reconfiguration of Existing Ceiling Grid & Tile, Relocation of Existing and New Light Fixtures, HVAC Grilles, New Outlets and New Finishes. The Existing Mechanical/Plumbing and Electrical Modified as Needed for New Layout. No Change in Use/Occupancy.
ev chargers
EPC - Install Electric Vehicle charging Stations
Fire Alarm & Smoke Curtains
EXPEDITED - EPC - Remodel of Commercial Building - Update building's existing fire alarms, install new smoke curtains at 2nd and 3rd floor elevator doors in Elevator Lobbies.
Suite 445
EPC - Suite 445, Remodel of Commercial Building - TENANT IMPROVEMENT, CONSISTING OF OFFICE REMODEL, INCLUDING DEMOLITION AND CONSTRUCTION OF NON-BEARING PARTITIONS (ENLARGING (E) TELECOM ROOM AND TO CREATING ACCESS),PROVIDING NEW LIGHT FIXTURES, CAT6 CABLING UPGRADES AND NEW FINISHES. NO CHANGE IN USE AND OCCUPANCY
Suite 300
EXPEDITED - EPC - TENANT IMPROVEMENT, CONSISTING OF OFFICE REMODEL, INCLUDING DEMOLITION AND CONSTRUCTION OF NON-BEARING PARTITIONS, RELOCATION OF EXISTING LIGHT FIXTURES, HVAC GRILLES, NEW ELECTRICAL POWER/DATA OUTLETS AND NEW FINISHES. AND ELECTRICAL ARE MODIFIED AS NEEDED TO ACCOMMODATE NEW LAYOUT. NO CHANGE IN USE AND OCCUPANCY
FPP-Submittal
EPC Submittal - Remodel of Commercial Building - TENANT IMPROVEMENT, CONSISTING OF OFFICE REMODEL , INCLUDING DEMOLITION AND CONSTRUCTION OF NON-BEARING PARTITIONS, RELOCATION OF EXISTING LIGHT FIXTURES, HVAC GRILLES, NEW ELECTRICAL POWER/DATA OUTLETS AND NEW FINISHES. AND ELECTRICAL ARE MODIFIED AS NEEDED TO ACCOMMODATE NEW LAYOUT. NO CHANGE IN USE AND OCCUPANCY
EPC Submittal - Remodel of Commercial Building - TENANT IMPROVEMENT, CONSISTING OF OFFICE REMODEL, INCLUDING DEMOLITION AND CONSTRUCTION OF NON-BEARING PARTITIONS (ENLARGING (E) TELECOM ROOM AND TO CREATING ACCESS),PROVIDING NEW LIGHT FIXTURES, CAT6 CABLING UPGRADES AND NEW FINISHES. NO CHANGE IN USE AND OCCUPANCY
Suite 445
Suite 445, Remodel of Commercial Building - TENANT IMPROVEMENT, CONSISTING OF OFFICE REMODEL, INCLUDING DEMOLITION AND CONSTRUCTION OF NON-BEARING PARTITIONS (ENLARGING (E) TELECOM ROOM AND TO CREATING ACCESS),PROVIDING NEW LIGHT FIXTURES, CAT6 CABLING UPGRADES AND NEW FINISHES. NO CHANGE IN USE AND OCCUPANCY
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
3.37 acres
Assessor's classification for assessment purposes. This is not zoning.
2535 CAPITOL OAKS DR
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 274-0042-030-0000. 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.
| Commercial tenant improvement |
| 18 in ½ mi |
| $4,590,000 |
| 17 vs 18 prior−6% |
| Anton Building Recent nearby: 2205 Natomas Park Dr (Nov 26, 2018) | New multifamily / condos / mixed-use | 17 in ½ mi | $31,350,749 | 0 vs 0 prior |
| Descor Recent nearby: 2480 Natomas Park Dr (Jun 13, 2025) | Commercial tenant improvement | 15 in ½ mi | $20,466,272 | 8 vs 12 prior−33% |
| Brown Construction Recent nearby: 2450 Natomas Park Dr 16101 (Aug 16, 2024) | New multifamily / condos / mixed-use | 12 in ½ mi | $42,880,000 | 4 vs 27 prior−85% |
| Blue Pine Construction Recent nearby: 2045 W El Camino Ave 43 (Jul 13, 2021) | Commercial tenant improvement | 10 in ½ mi | $1,375,000 | 0 vs 0 prior |
| Adair General Construction Recent nearby: 2379 Gateway Oaks Dr (Oct 15, 2026) | Commercial tenant improvement | 10 in ½ mi | $1,126,386 | 9 vs 5 prior |
| Gp Development Recent nearby: 2450 Venture Oaks Way 240 (Nov 1, 2018) | Commercial tenant improvement | 9 in ½ mi | $773,500 | 7 vs 15 prior−53% |
| Jad Constructon Recent nearby: 2590 Millcreek Dr 20 (Jun 4, 2025) | Demolition | 8 in ½ mi | $159,800 | 14 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 improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| EV chargerOn this parcel | 225 | 17d | 40d | 91d | 190d | 40d(vs 45d 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.
Accessible Upgrades
EXPEDITED - Upgrades to non compliant accessible items on the fourth floor, ground floor entry only, and exterior paths of travel, parking spaces and associated signage
interior remodel
EXPEDITED - removal of one wall section, construction of new telecom closet, relocation of existing door, install new electrical and voice/data outlets, relcate existing lighting and hvac supply/return registers to accommodate a new layout, new paint throughout, new vct, where shown on plan, existing carpet to remain, install new modular systems furniture,
REMODEL W/ PLANS
EXPEDITED - REMODEL TO INCLUDE REMOVAL AND ADDITION OF NON-BEARING INTERIOR WALLS. EXISTING CEILING IS TO REMAIN WITH REPLACEMENT OF DAMAGED TILES ONLY. MECHANICAL LIMITED TO RE-DUCTING TO ACCOMODATE NEW OFFICE LAYOUT, ELECTRICAL LIMITED TO NEW OUTLETS ONLY. NO PLUMBING