Sacramento 95833 · APN 274-0320-029-0000 · City of Sacramento
Zoned R-2B-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 R-2B-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 Apr 22, 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.
$448,000
Benchmark range: $381,000 – $515,000
Closest lead: Homewood Suites & Hotel (Natomas) - Hotel & Site (0.38 mi E, 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: 2 permitted; 1 demolition; 2 commercial or mixed-use projects.
5 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.
204 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 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.
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
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 4.5 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
In "In review" for 4.1 yr (since Sep 21, 2022), with no new permit record in 16 mo. · $1,000,000 declared valuation
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 hvac / heat pump (200 Woodhaven Pl): Status changed from Plan Check to Permitted
Record 26CAP00000005SI · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (200 Woodhaven Pl): Issued date changed from (blank) to 2026-11-02
Record 26CAP00000005SI · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (200 Woodhaven Pl): First appeared in published agency feed
Record 26CAP00000005SI · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2550 W El Camino Ave 13): Status changed from Issued to Finaled
Record COM-2605341 · 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 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 new commercial / non-residential building (2227 River Plaza Dr A): First appeared in published agency feed
Record COM-2622634 · 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
Record COM-2427741 · 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
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 "Fee estimate" for 4.5 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 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).
In "In review" for 4.1 yr (since Sep 21, 2022), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($1,000,000 declared valuation across 10 permits).
Active in "Issued" for 16 mo (first record Jul 23, 2025) with no new permit activity recorded in 14 mo. High-impact scale ($1,500,000 declared valuation across 7 permits).
High-impact scale (2 housing units, $1,500,000 declared valuation across 4 permits). current_status changed to "Finaled" in snapshot Nov 1, 2026.
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Advanced Roof Design | Roof replacement | 31 on parcel31 in ½ mi | $1,105,236 | 0 vs 0 prior |
| Graves 7 | Plumbing / water heater / sewer | 2 on parcel2 in ½ mi | $6,785 | 0 vs 0 prior |
| P And P Building Wrecking | Demolition | 1 on parcel1 in ½ mi | $15,575 | 13 |
| 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 ↗
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 14 squares of PVC Single Ply. CRRC: 0610-0001
UNIT# 106 & 108, BLDG 2559 - LANDING REBUILD
EPC - Landing Rebuild - UNIT# 106 & 108, BLDG 2559. Demolition Stair Support. Shore up the existing stairs as necessary for the rebuild. Siding and Trim. Remove the required vinyl and trims to facilitate the rebuild. Reinstall the vinyl siding/trim. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
Change-out installation of Gas - 100 gallon to Gas - 100 gallon, located inside building, screening not required.
fire repair #130
EPC - #130 *Remove and replace damaged siding at deck to match existing *Remove and replace damaged decking to match *Replace damaged fascia*Replace aprox 3sq 1/2" sheathing and comp roofing to match existing*Repair damaged patio privacy rail at deck in kind *Replace damaged gutters to match*Replace smoke damaged R-38 attic insulation as needed
Demo and Removal of Pool
Demolition and removal for a swimming pool, spa, and concrete deck. Demo walls down 2' below grade, cut, rebar perforate the floors every 2' per city requirements.
Change-out installation of Gas - 075 gallon to Gas - 075 gallon, located outside building, within Existing Exterior Enclosure.
Electrical-Main Breaker
Change out 100amp main breaker like for like. Replace load buss from socket to breaker.
Reroof
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 83 squares of Composite Class A. In-progress inspection required if 10 squares or greater.
Reroof
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 83 squares of Composite Class A. In-progress inspection required if 10 squares or greater.
REROOF
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 83 squares of Composite Class A. In-progress inspection required if 10 squares or greater.
Reroof
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 83 squares of Composite Class A. In-progress inspection required if 10 squares or greater.
Reroof
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 83 squares of Composite Class A. In-progress inspection required if 10 squares or greater.
REROOF
Tear Off - Yes, Resheet - No, 1 layer(s), 83 squares of Composite Class A. In-progress inspection required if 10 squares or greater.
Reroof
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
32.68 acres
Assessor's classification for assessment purposes. This is not zoning.
2301 RIVER PLAZA DR; 2301 RIVER PLAZA DR # 1 # 1; 2301 RIVER PLAZA DR # 2 # 2
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 274-0320-029-0000. 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.
| F And T Investments | Roof replacement | 1 on parcel1 in ½ mi | $11,500 | 13 vs 11 prior+18% |
| All Seasons North Roofing And Waterproofing Nompany | Roof replacement | 1 on parcel1 in ½ mi | $4,480 | 0 vs 0 prior |
| Tm General Construction | Windows / doors / siding | 1 on parcel1 in ½ mi | $4,000 | 0 vs 0 prior |
| Sierra Pacific Electrical Services | General repair | 1 on parcel1 in ½ mi | $800 | 0 vs 0 prior |
| Beazer Homes Recent nearby: 2 Lemon Twist Ct (Mar 7, 2023) | New single-family home | 45 in ½ mi | $17,269,815 | 18 vs 104 prior−83% |
| 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 |
| Icon General Contractors Merged: ICON GENERAL CONTRACTORS INC · ICON GENERAL CONTRACTORS LLC Recent nearby: 2399 Gateway Oaks Dr 100 (Sep 15, 2026) | Commercial tenant improvement | 9 in ½ mi | $1,056,133 | 39 vs 62 prior−37% |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| DemolitionOn this parcel | 705 | 0d | 1d | 7d | 35d | 2d |
| 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) |
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.
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 83 squares of Composite Class A. In-progress inspection required if 10 squares or greater.
Reroof
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 73 squares of Composite Class A. In-progress inspection required if 10 squares or greater.
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 73 squares of Composite Class A. In-progress inspection required if 10 squares or greater.
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 73 squares of Composite Class A. In-progress inspection required if 10 squares or greater.
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 73 squares of Composite Class A. In-progress inspection required if 10 squares or greater.
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 73 squares of Composite Class A. In-progress inspection required if 10 squares or greater.
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 73 squares of Composite Class A. In-progress inspection required if 10 squares or greater.
Reroof
E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 36 squares of 30yr Laminated Dimensional Composition. CRRC: 0676-0136
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 59 squares of Composite Class A. In-progress inspection required if 10 squares or greater.
Tear Off - Yes, Resheet - No, 1 layer(s), 59 squares of Composite Class A. In-progress inspection required if 10 squares or greater.
Tear Off - Yes, Resheet - No, 1 layer(s), 59 squares of Composite Class A. In-progress inspection required if 10 squares or greater.
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 59 squares of Composite Class A. In-progress inspection required if 10 squares or greater.
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 59 squares of Composite Class A. In-progress inspection required if 10 squares or greater.
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 59 squares of Composite Class A. In-progress inspection required if 10 squares or greater.
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 59 squares of Composite Class A. In-progress inspection required if 10 squares or greater.
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 35 squares of Composite Class A. In-progress inspection required if 10 squares or greater.
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 35 squares of Composite Class A. In-progress inspection required if 10 squares or greater.
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 35 squares of Composite Class A. In-progress inspection required if 10 squares or greater.
Pool House South Side
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 19 squares of Composite Class A. In-progress inspection required if 10 squares or greater.
Pool House North Side
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 19 squares of Composite Class A. In-progress inspection required if 10 squares or greater.
Welcome Center
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 36 squares of Composite Class A. In-progress inspection required if 10 squares or greater.
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 36 squares of Composite Class A. In-progress inspection required if 10 squares or greater.
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 36 squares of Composite Class A. In-progress inspection required if 10 squares or greater.
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 36 squares of Composite Class A. In-progress inspection required if 10 squares or greater.
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 36 squares of Composite Class A. In-progress inspection required if 10 squares or greater.