Sacramento 95833 · Gateway Center · APN 274-0320-066-0000 · City of Sacramento
Zoned C-2-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $506,000 ($430,000–$582,000).
Public building records show issued construction/renovation work on this parcel (9 total permits, latest Jan 17, 2026).
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)
Remodel / interior alteration (COM-2501680): Issued after 2 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$506,000
Benchmark range: $430,000 – $582,000
Closest lead: Homewood Suites & Hotel (Natomas) - Hotel & Site (0.34 mi NW, 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 (~$518/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.
101 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 C-2 as commercial, 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 4.7 yr (first record Feb 17, 2022), with no completion or new permit record in 4.7 yr. · 1 unit
Permit issued and active for 4.7 yr (first record Feb 17, 2022), with no completion or new permit record in 4.7 yr. · 1 unit
Permit issued and active for 4.7 yr (first record Feb 17, 2022), with no completion or new permit record in 4.7 yr. · 1 unit
Permit issued and active for 4.7 yr (first record Feb 17, 2022), with no completion or new permit record in 4.7 yr. · 1 unit
Permit issued and active for 4.7 yr (first record Feb 17, 2022), with no completion or new permit record in 4.7 yr. · 1 unit
Permit issued and active for 4.7 yr (first record Feb 17, 2022), with no completion or new permit record in 4.7 yr. · 1 unit
Nearby other (590 River Crest Dr): First appeared in published agency feed
Record 26CAP00000005V5 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
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 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
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 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 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 other (590 River Crest Dr): First appeared in published agency feed
Record 26CAP00000005PU · 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)
Plan revision / deferred submittal permit application filed (COM-2600997)
REVISION TO COM-2523013
EPC - REVISION TO COM-2523013: Revisions made for nozzle counts to match on drawing and key
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Fire alarm / sprinkler permit issued (COM-2523013)
fire equipment
EPC - Fire suppression installation SEE REVISION COM-2600997 REVISED NOZZLE LAYOUT AND COUNT · Declared valuation: $15,000 · Contractor: Firecode Safety Equipment Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Fire alarm / sprinkler permit application filed (COM-2523013)
fire equipment
EPC - Fire suppression installation SEE REVISION COM-2600997 REVISED NOZZLE LAYOUT AND COUNT · Declared valuation: $15,000 · Contractor: Firecode Safety Equipment Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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 "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).
Issued after 2 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Issued after 13 mo (10.1× the 40d median) — slower than 90% of ev charger permits in City of Sacramento (median 40d, 90th pct 190d, n=225).
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).
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Bay City Boiler And Engineering | Plumbing / water heater / sewer | 2 on parcel2 in ½ mi | $260,000 | 0 vs 0 prior |
| Zaki Heating And Cooling | General repair | 2 on parcel2 in ½ mi | $26,800 | 0 vs 0 prior |
| Zero Impact Builders | EV charger | 1 on parcel1 in ½ mi | $50,000 |
| 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 ($5,050/yr) + local voter-approved bond debt ($707/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.
−$17,162/yr
Cash needed: $111,100
NOI: $13,481/yr
P&I: $2,554/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 | −$1,715/mo | -18.5% | $4,670/mo | −$1,683/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,475/mo | −$1,430/mo | -15.4% | $4,323/mo | −$1,258/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 | −$1,267/mo | -13.7% | $4,222/mo | −$934/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 ↗
REVISION TO COM-2523013
EPC - REVISION TO COM-2523013: Revisions made for nozzle counts to match on drawing and key
fire equipment
EPC - Fire suppression installation SEE REVISION COM-2600997 REVISED NOZZLE LAYOUT AND COUNT
Exterior Remodel
EPC - ROOF AT PORTE COCHERE FROM SLOPE ROOF TO FLAT ROOF including fire sprinklers. STUCCO PATCH & REPAIR, New Siding Panels. Rain Gutter installation. Replace existing bay windows / wall with aluminum storefront system. Replace unit balcony lighting. (Signage under separate permit)
2101 River Plaza Drive
Installation of (2) qty. illuminated exterior wall signs. (1) qty. Non-illuminated wall sign and replace existing monument sign
BOILER REPLACEMENT
EPC - change out 500 gallon boiler
Change-out installation of Gas - Tankless to Gas - Tankless, located inside building, screening not required.
EV CHARGER STATIONS (4)
EPC - Installation of (4) Level 3 Electric Vehicle Charging Stations serving a total of (5) parking spots; Two Ballards to be installed; trenching from chargers to new switchgear panel; identification signage; new ada compliance curb ramp
Booster pump replacement
Replace booster pump like for like.
boiler replacement
replacing like for like boiler system. replacing old raypak hot water system with new lochinvar cfn1441pm domestic hot water system model #cfn1441pm, btu/hr 1,440,000. replacing only one boiler system.
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
3.86 acres
Assessor's classification for assessment purposes. This is not zoning.
2101 RIVER PLAZA 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 274-0320-066-0000. 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.
| Capital City Signs | Sign | 1 on parcel1 in ½ mi | $29,000 | 0 vs 0 prior |
| Firecode Safety Equipment | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $15,000 | 0 vs 0 prior |
| Icon General Contractors Merged: ICON GENERAL CONTRACTORS INC · ICON GENERAL CONTRACTORS LLC Recent nearby: 1331 Garden Hwy (Aug 13, 2025) | Commercial tenant improvement | 35 in ½ mi | $5,452,735 | 39 vs 62 prior−37% |
| J Sutter Builders Recent nearby: 2485 Natomas Park Dr 500 (May 26, 2026) | 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 |
| Dekreek Construction Recent nearby: 2520 Venture Oaks Way 190 (May 13, 2022) | Commercial tenant improvement | 17 in ½ mi | $2,034,893 | 6 vs 9 prior−33% |
| Descor Recent nearby: 2200 River Plaza Dr (Jul 1, 2025) | Commercial tenant improvement | 16 in ½ mi | $9,179,630 | 8 vs 12 prior−33% |
| 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) |
| 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.