Sacramento 95833 · APN 274-0360-002-0000 · City of Sacramento
Zoned R-1A-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $452,000 ($384,000–$520,000).
Zone R-1A-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
Public building records show issued construction/renovation work on this parcel (13 total permits, latest Jul 30, 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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$452,000
Benchmark range: $384,000 – $520,000
Roof replacement (COM-2309973): Issued after 2 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Homewood Suites & Hotel (Natomas) - Hotel & Site (0.16 mi NE, 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 (~$467/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; 2 commercial or mixed-use projects.
3 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.
167 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-1A as two-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.
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 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 4.6 yr (first record Apr 7, 2022), with no completion or new permit record in 4.6 yr. · 1 unit
Permit issued and active for 4.6 yr (first record Apr 7, 2022), with no completion or new permit record in 4.6 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
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 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 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 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
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 (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 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 →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 4.6 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).
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).
Issued after 2 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Good Samaritan Electric | Electrical / panel | 6 on parcel6 in ½ mi | $134,544 | 0 vs 0 prior |
| Phe | EV charger | 2 on parcel3 in ½ mi | $167,802 | 1 vs 52 prior−98% |
| Critical Path Reconstruction | HVAC / heat pump | 2 on parcel2 in ½ mi | $382,737 |
| 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 ($6,685/yr) + local voter-approved bond debt ($936/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.
Statutory notes: Under CA Gov. Code § 66324 (SB 13), local agencies cannot impose development impact fees on ADUs under 750 sq ft (plan-check, school district fees ≥500 sq ft, and utility connection fees still apply). Under CA Rev. & Tax. Code § 71, building an ADU triggers a supplemental assessment on the new construction value without reassessing the existing dwelling or land. Newly built ADUs also carry a rolling 15-year exemption from statewide AB 1482 rent caps from certificate of occupancy.
−$12,963/yr
Cash needed: $153,625
NOI: $29,885/yr
P&I: $3,571/mo
For $0/mo net cash flow
At $4,500/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 | $4,140/mo | −$1,597/mo | -12.5% | $6,370/mo | −$1,496/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $4,500/mo | −$1,080/mo | -8.4% | $5,896/mo | −$724/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $4,771/mo | −$783/mo | -6.1% | $5,759/mo | −$136/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 ↗
2210 GATEWAY DR # 205-208 and 405-408 SUBPANEL C/O
Remove existing Federal Pacific 125 AMP interior electrical panels and replace like in kind. Electrical, minor drywall and paint touch ups. All panels installed at existing location.CARBON MONOXIDE & SMOKE ALARMS ARE REQUIRED. REFERENCE CRC SECTIONS R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION.
2220 GATEWAY DR # 133-136 AND 333-336 SUBPANEL C/O
Remove existing Federal Pacific 125 AMP interior electrical panels and replace like in kind. Electrical, minor drywall and paint touch ups. All panels installed at existing location.CARBON MONOXIDE & SMOKE ALARMS ARE REQUIRED. REFERENCE CRC SECTIONS R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION.
2230 GATEWAY OAKS DR #129, #130, #131, #132, #329, #330, #331, & #332
Remove existing FPE 125 amp and replace w/ new in kind, like for like replacement. Drywall and paint touch ups. All panels installed in the existing location. Carbon monoxide & Smoke alarms are required. Reference CRC sections R315 & R314. All work is subject to field inspection.
2224 Gateway Oaks Drive, Units 149-156 and Units 349-356 com electrical permit minor no plans
Electrical Permit: Units 149-156 (1st Floor) and Units 349-356 (3rd Floor)-Remove existing Federal Pacific 125 amp interior electrical sub panels and replace like in kind. Electrical, minor dry wall and paint touch ups. All panels installed at existing location. No main breaker at the interior panel. Main breaker located at meter cabinet.
2228 GATEWAY OAKS DR UNITS 137-144 & 337-344 | SUB-PANEL C/O'S
Remove existing 125 AMP sub-panels and replace like in kind, drywall and paint touch ups. All sub-panels installed at existing location. All work subject to field inspection.
2226 GATEWAY OAKS DR UNITS 145-148 & 345-348 | SUB-PANEL C/O'S
Remove existing 125 AMP sub-panels and replace like in kind, drywall and paint touch ups. All sub-panels installed at existing location. All work subject to field inspection.
ev chargers
EPC - 6 SHARED PLANS BUILDING 9 , INSTALL (1) DUAL L2 DISPENSER, INSTALL (1) SINGLE L2 DISPENSER, INSTALL (4) BOUARDS
ev chargers
EPC - 6 SHARED PLANS BUILDING 8 Install One (1) Dual L2 Dispenser Install (1) Single L2 Dispenser Install four (4) Bollards
UNIT #361 - C/O HVAC
UNIT #361 - C/O HVAC, 904 SQ FT, Related to COM-2309973 - Storm damage repairs, HVAC found damaged & un-serviceable after construction. The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%. CF-1R-ALT-HVAC on file: Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION.
TREE DAMAGE REPAIRS
EPC - Tree damage repair for building 13, units 161, 360, and 361. Structure repairs from fallen tree, roofing, roof framing, & sheathing, wall framing & sheathing. Siding & trim, insulation, gypsum board, electrical, plumbing, mechanical, lighting, paint, finish flooring & underlayment, cabinetry. Per existing building code 407A, Mechanical repairs are allowed if it does not make the installation less complying than it was before the damage occurred.
EPC- REMODEL- Lake pump & Pump Electrical System
EPC - 2224 Gateway Oaks is closest address to repair location.. Repairs to Lake Pump Motor & Pump Electrical System: Replace (1) Pump Controller with new Disconnect Switch, Contactor, and Overload Relay in NEMA 4 enclosures. Replace (1) Time Clock with new pump controller including remote alarm horn & light. Replace (1) Sump Pump outlet with new, add (1) new Sump Pump outlet. Like in Kind repair. No changes to Lighting. System is located at in ground concrete pit.
Trash Enclosure #2
10-5-5-5 EPC - Shared Plans with MP-2001014: Demolish 8 existing wood trash enclosures. Rebuild new,, all metal enclosures including post footings and roof, appx 135 SQFT. Review to be done under MP-2001013 revision COM-2016093 structural details
Trash Enclosure #1
10-5-5-5 EPC - Shared Plans with MP-2001014: Demolish 8 existing wood trash enclosures. Rebuild new,, all metal enclosures including post footings and roof, appx 135 SQFT. Review to be done under MP-2001013 revision COM-2016093 structural details
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
3.56 acres
Assessor's classification for assessment purposes. This is not zoning.
2216 GATEWAY OAKS DR; 2216 GATEWAY OAKS DR # 133 # 133; 2216 GATEWAY OAKS DR # 134 # 134
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 15, 2026 · Retrieved Nov 15, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 274-0360-002-0000. 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.
| 2 vs 3 prior |
| Sira Contractors | Roof replacement | 2 on parcel2 in ½ mi | $91,718 | 0 vs 0 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 | 37 in ½ mi | $5,859,921 | 39 vs 62 prior−37% |
| J Sutter Builders Recent nearby: 2485 Natomas Park Dr 500 (May 26, 2026) | Commercial tenant improvement | 21 in ½ mi | $4,820,000 | 17 vs 18 prior−6% |
| Descor Recent nearby: 2200 River Plaza Dr (Jul 1, 2025) | Commercial tenant improvement | 18 in ½ mi | $14,075,296 | 8 vs 12 prior−33% |
| 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% |
| 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% |
| 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.