2204 Sandcastle Way

Sacramento 95833 · South Natomas · APN 274-0372-021-0000 · City of Sacramento

Compare Property brief (PDF)Timeline ↓Calculator ↓Official records ↓

Executive Verdict · Public-Records Synthesis

Flood:FEMA A99 ADU screen:Likely eligible Benchmark est.:$427,000 Yr 1 Prop 13 est.:$443/mo

Zoned R-1A-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $427,000 ($376,000–$478,000).

Upsides & Opportunities

Ministerial ADU / JADU pathway likely eligibleDetails ↓
Zone R-1A-PUD allows residential use qualifying for ministerial ADU review under state law (3 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
2 documented municipal building permits on fileDetails ↓
On-parcel permit history is indexed through Jan 20, 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)

Watchouts & Due Diligence

FEMA Special Flood Hazard Area (A99, all of the lot of lot)Details ↓
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)
6 slow or stalled nearby projects within ½ mileDetails ↓
Closest lead: 1021/1031 Azusa St New SFD (0.3 mi SE, entitled). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
Year 1 Prop 13 tax reset (~$5,318/yr at $427,000)Details ↓
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$443/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector

Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.

For saleLast soldEst. price·Click any lot to inspect

What's changing nearby

Since November 2024 within ½ mile: 3 homes completed, 3 permitted, 3 proposed or in review; 2 commercial or mixed-use projects.

12 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.

338 permits within ½ mile since November 2024

New construction6 · 3 units
Adds housing (ADU)10 · 10 units
Additions & renovations29
Building systems263
Repairs20
Other10

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.

Explore projects on the map →Explore sales & prices →

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

Estimated price, listing status & sales records

Benchmark valuation & transaction history

Estimated PriceZHVI + ACS + Permits

$427,000

Benchmark range: $376,000 – $478,000

Listing StatusOff Market

Not currently listed for sale

Compare nearby sales & prices on map →

Last Sold & Tax Roll

No deed price in open GIS feed

Verify on Assessor Parcel Viewer

How this estimated price is calculated (ZIP ZHVI + Neighborhood ACS + Permit Model)

Model monthly ownership cost ↓

1. Area home value baseline: 70% ZIP 95833 Zillow ZHVI ($448,368, September 2026) + 30% South Natomas ACS median ($459,688); $451,764
2. Parcel & lot adjustment (0.95×): Single-family lot (3,049 sq ft, −5.4% lot-size adjustment vs 6,000 sq ft standard lot); −$24,466
3. Documented permitted improvements: No recent value-adding ADU, addition, or remodel permits recorded on this parcel; +$0

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.

What could be built here

A screen, not a determination

ADU or junior ADU

Likely eligible

Zoned R-1A (two-family residential): state law allows ADUs where homes are allowed.

What we couldn't check (4)

Setbacks, height and size limits in the local ADU ordinance
Utility and sewer capacity, fire access
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: two homes on the lot

Can't tell

Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.

What we couldn't check (6)

Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Rent-controlled or deed-restricted affordable housing on the lot
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Local SB 9 standards (size, setbacks, parking)
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: split into two lots

Can't tell

Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.

What we couldn't check (6)

Owner-occupancy: the applicant must sign an affidavit to live in one of the homes for 3 years
Whether the lot was created by an earlier SB 9 split, or the owner split an adjacent lot
Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

Mapped hazards on this lot

Fire hazard severity zone: Not in a State-mapped zone
FEMA flood zone: Zone A99: 1% annual chance flood (Special Flood Hazard Area)FIRM panel 06067C0176J, effective June 16, 2015. Official flood map
Earthquake fault zone: Not in an Alquist-Priolo Earthquake Fault Zone

Built nearby: within ¼ mile since November 2023

New single-family home3
Accessory dwelling unit (new or conversion)3

See them on the map →

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

Property & area intelligence timeline

91 events · 11 slow/stalled projects

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.

Slow-moving or stalled projects (11)

Active projects spending 12+ months pre-issuance, 24+ months under construction, or 6+ months without new records

StalledNew home at 2313 Thelma AveIssued
0.31 mi E
Permit issued and active for 8.5 yr (first record May 24, 2018), with no completion or new permit record in 5.9 yr. · 1 unit · $189,956 declared valuation
Stalled2770 Truxel Rd ADUEntitled
0.46 mi NW
In "Entitled" for 5.4 yr (since Jun 2, 2021), with no new permit record in 5.4 yr. · 1 unit
Stalled1021/1031 Azusa St New SFDEntitled
0.3 mi SE
In "Entitled" for 5.3 yr (since Aug 9, 2021), with no new permit record in 5.3 yr. · 4 units
Stalled959 Robins Nest Pl SFD and ADUEntitled
0.32 mi E
In "Entitled" for 5.2 yr (since Sep 16, 2021), with no new permit record in 5.2 yr. · 1 unit
StalledNew home at 959 Robins Nest PlEntitled
0.32 mi E
In "Entitled" for 5.2 yr (since Sep 16, 2021), with no new permit record in 4.8 yr. · 1 unit · $306,623 declared valuation
StalledNew home at 1230 Ciric AveIssued
0.12 mi E
Permit issued and active for 4.6 yr (first record Apr 6, 2022), with no completion or new permit record in 2.5 yr. · 1 unit · $303,121 declared valuation

202615 events

Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.2 mi E
Nearby plumbing / water heater / sewer (1037 Hawk Ave): First appeared in published agency feed
Record RES-2622760 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.5 mi NW
Nearby roof replacement (1702 River City Way): Status changed from Issued to Expired Permit
Record RES-2520972 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.14 mi S
Nearby plumbing / water heater / sewer (1332 Helmsman Way): First appeared in published agency feed
Record RES-2623174 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.29 mi NW
Nearby hvac / heat pump (32 Derow Ct): First appeared in published agency feed
Record RES-2622935 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.47 mi N
Nearby hvac / heat pump (263 River Run Cir): Status changed from Issued to Finaled
Record RES-2616748 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.16 mi E
Nearby solar / battery storage (1105 Hawk Ave): First appeared in published agency feed
Record RES-2621889 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.43 mi NE
Nearby electrical / panel (2728 Dorine Way): First appeared in published agency feed
Record RES-2621802 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.45 mi NE
Nearby hvac / heat pump (2842 Erin Dr): Status changed from Issued to Finaled
Record RES-2618408 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.5 mi NW
Nearby hvac / heat pump (1718 River City Way): First appeared in published agency feed
Record RES-2622783 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.28 mi N
Nearby plumbing / water heater / sewer (2770 Stonecreek Dr): Description text was updated
Record COM-2607851 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.41 mi NW
Nearby plumbing / water heater / sewer (15 Prestwick Ct): First appeared in published agency feed
Record RES-2622907 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.39 mi NE
Nearby electrical / panel (1006 Omalley Way): First appeared in published agency feed
Record RES-2621808 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.22 mi E
Nearby hvac / heat pump (1144 W El Camino Ave): Status changed from Issued to Finaled
Record RES-2607259 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.2 mi E
Nearby other (1037 Hawk Ave): First appeared in published agency feed
Record RES-2621872 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 1, 2026 – Nov 1, 2026Snapshot windowNearby snapshot change
0.35 mi SE
Nearby plan revision / deferred submittal (2304 Thelma Ave): First appeared in published agency feed
Record RES-2621769 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile

Showing 15 of 91 timeline events

Recorded sales & deed transfers: California county recorders do not publish open bulk deed-transfer feeds without owner-PII restrictions, so individual sale deeds are not redistributed here. For official assessment roll and recorded transfer history in City of Sacramento, inspect Assessor Parcel Viewer ↗.

Development graph & closer investigation

6 investigation leads · 10 active builders

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 →

Developments deserving closer investigation (6)

On this parcel & within ½ mile

1021/1031 Azusa St New SFDEntitled>90th pct review time (5.3 yr)4 units
0.3 mi SE
In "Entitled" for 5.3 yr (since Aug 9, 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 (4 housing units across 0 permits).
New home at 959 Robins Nest PlIn review>90th pct review time (13 mo)
0.32 mi E
In "In review" for 13 mo (since Sep 30, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
New home at 959 Robins Nest PlEntitled>90th pct review time (5.2 yr)
0.32 mi E
In "Entitled" for 5.2 yr (since Sep 16, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
959 Robins Nest Pl SFD and ADUEntitled>90th pct review time (5.2 yr)
0.32 mi E
In "Entitled" for 5.2 yr (since Sep 16, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
2770 Truxel Rd ADUEntitled>90th pct review time (5.4 yr)
0.46 mi NW
In "Entitled" for 5.4 yr (since Jun 2, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
New home at 2519 Reiner WayIssuedNo new record in 2.5 yr
270 ft E
Active in "Issued" for 7.6 yr (first record Apr 3, 2019) with no new permit activity recorded in 2.5 yr.

Neighborhood renovation & housing momentum: South Natomas

Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 6,769 parcels

Rank #39 of 102 neighborhoods in acceleration

Last 12m vs prior 12m: 61 vs 77 permits
24m rate per 1,000 parcels: 20.4
5-year substantial permits: 357
Housing additions (24m): 93 units

Active builders & contractors connected to this area (10)

Entity-resolved across corporate suffixes (INC / LLC / CORP)

Builder / contractor	Primary specialty	Here / ½ mi	½ mi valuation	Citywide 24m trend
Two Rivers Roofing	Roof replacement	1 on parcel1 in ½ mi	$19,500	0 vs 0 prior
Exclusive Home Improvement	Plumbing / water heater / sewer	1 on parcel1 in ½ mi	$1,220	0 vs 0 prior
Titus Builders Recent nearby: 2685 Stonecreek Dr 145 (Jan 22, 2018)	Remodel / interior alteration	145 in ½ mi	$1,142,065	0 vs 0 prior
Adkar Recent nearby: 2450 Seamist Dr (Oct 19, 2018)	Commercial tenant improvement	41 in ½ mi	$401,500	0 vs 0 prior
Allstate Renovations Recent nearby: 2618 Stonecreek Dr (May 4, 2021)	Remodel / interior alteration	27 in ½ mi	$2,468,360	0 vs 0 prior
Bhandal Construction Recent nearby: 1115 Ciric Ave (May 8, 2018)	New single-family home	15 in ½ mi	$3,168,026	18 vs 7 prior
Adair General Construction Recent nearby: 1500 W El Camino Ave 10 (Jul 20, 2022)	Commercial tenant improvement	5 in ½ mi	$314,035	9 vs 5 prior
Rose Remodeling Recent nearby: 1460 Brewerton Dr (Jan 2, 2026)	Remodel / interior alteration	5 in ½ mi	$202,224	86 vs 76 prior+13%
Yancey Recent nearby: 248 River Run Cir (Feb 24, 2026)	Remodel / interior alteration	4 in ½ mi	$67,715	38 vs 46 prior−17%
Northwest Home Recent nearby: 947 Robins Nest Pl (Feb 11, 2021)	New single-family home	3 in ½ mi	$745,313	2 vs 2 prior

How long projects typically spend in review in City of Sacramento

Empirical turnaround from application to issuance (trailing 5 years)

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)	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 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.

Ownership & rental scenario calculator

Prop 13, ADU pro forma & area benchmarks

Area rent & home-value benchmarks (kept separate from your assumptions)

Click any benchmark to pre-fill the calculator

HUD Small Area Fair Market Rent · ZIP 95833

HUD FY 2026 · 40th-percentile gross rent

Census ACS 5-year median gross rent (all bedroom counts combined):

South Natomas$1,820±$67

ZIP 95833$1,903±$60

Area home-value benchmarks (not an appraisal)

ZIP & neighborhood medians

Zillow ZHVI · ZIP 95833(as of September 2026)Data provided by Zillow · typical mid-tier home value in ZIP

$448,368

ACS Median Home Value · South NatomasCensus ACS 2020–2024 owner-occupied self-reported median

$460,000±$10,600

ACS Median Home Value · ZIP 95833Census ACS 2020–2024 owner-occupied self-reported median

$462,000±$11,100

1. Purchase, financing & Prop 13 tax reassessment

Purchase price ($)Down payment (%)$85,000Interest rate (%)Loan termClosing costs (%)$8,500

Prop 13 post-purchase property tax estimate

$441/mo ($5,295/yr · 1.25%)

Under 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 ($4,250/yr) + local voter-approved bond debt ($595/yr) + fixed direct levies/Mello-Roos ($450/yr).

Voter bond rate (%)$595/yrDirect levies / Mello-Roos ($/yr)Check Assessor Parcel Viewer ↗

2. Your rent & operating assumptions

Monthly gross rent ($)Your assumptionVacancy allowance (%)−$124/moManagement (%)$188/moMaintenance (%)$124/moCapEx reserve (%)$124/moInsurance ($/mo)$3,300/yrHOA dues ($/mo)Owner utilities ($/mo)

Mapped hazard zone insurance context on this parcel:

Parcel intersects a FEMA Special Flood Hazard Area (Zone A99: 1% annual chance flood (Special Flood Hazard Area)). Federally backed mortgages require flood insurance in SFHA zones.

ADU / JADU Value-Add Pro Forma

Gov. Code § 66314: Likely eligible· 3 ADUs permitted within ¼ mi (36m)

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.

Standalone preview: 7.2% yield on cost (+$20/mo)

3. Scenario results (based on your assumptions)

Net monthly cash flow: −$950
Cash-on-cash return: -12.2%
Cap rate (Year 1 NOI): 3.39%
DSCR (NOI / debt): 0.56x
Break-even gross rent: $3,702/mo
Break-even vacancy: 0% (negative at full occ.)

Monthly cash-flow breakdown (Effective gross $2,351 − Operating $1,152 − Debt $2,149)

Gross scheduled rent$2,475

Vacancy allowance (5%)−$124

Effective gross income$2,351

Prop 13 property tax (1.25%)−$441

Property insurance−$275

Management (8%), maintenance (5%) & CapEx (5%)−$436

Net Operating Income (NOI)+$1,199

Mortgage principal & interest (340,000 loan)−$2,149

Net monthly cash flow−$950

4. Sensitivity & rent-stabilization ceiling (City of Sacramento)

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	−$1,234/mo	-15.8%	$4,000/mo	−$1,196/mo
Base (your inputs)	Your entered assumptions, 3.0%/yr rent growth	$2,475/mo	−$950/mo	-12.2%	$3,702/mo	−$771/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	−$786/mo	-10.1%	$3,616/mo	−$448/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 ↗

Common statutory exemption signals under AB 1482

Housing issued a certificate of occupancy within the last 15 years (rolling exemption under AB 1482).
Separately alienable single-family homes or condominiums not owned by a corporation, REIT, or LLC with a corporate member (when required statutory notice is in the lease).
Owner-occupied duplexes where the owner occupied one unit from the start of the tenancy.

Permit history on this parcel

2 records

Roof replacementRES-2601082
HSG 25-041497 | 2204 SANDCASTLE WAY | REROOF
Replace the roof (approx. 16 squares), replace existing skylight, and minor dry-rot repair.
Replace the roof (approx. 16 squares), replace existing skylight, and minor dry-rot repair.
Applied
Jan 20, 2026
Issued
Jan 20, 2026
Recorded status
Finaled as of Nov 1, 2026
Declared valuation
$19,500
Contractor:
Two Rivers Roofing
Plumbing / water heater / sewerRES-1901846
Change-out installation of Gas - 050 gallon to Electric - 052 gallon, located inside building, screening not required.
Change-out installation of Gas - 050 gallon to Electric - 052 gallon, located inside building, screening not required.
Applied
Jan 31, 2019
Issued
Jan 31, 2019
Recorded status
Expired Permit as of Nov 1, 2026
Declared valuation
$1,220
Contractor:
Exclusive Home Improvement

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.

Housing activity reported to the State

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.

Zoning & planning

Zoning: R-1A-PUD: Single-Unit or Duplex Dwelling Zone code
2040 General Plan designation: Neighborhood policy

Source: City of Sacramento CDD, Zoning · Geography: zoning district polygon at parcel point · Source updated Nov 11, 2026 · Retrieved Nov 11, 2026

Parcel facts

Lot size: 3,049 sq ft
Tax rate area: 03123
Assessor land use: Residential · Single Family · Subdivision
Addresses on parcel: 1

Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 8, 2026 · Retrieved Nov 8, 2026

Official records

Assessor Parcel Viewer
Assessed values and limited building characteristics (Sacramento County Assessor)
Assessed value lookup
Current roll value. This is assessed value, not market value.
Property tax bill
Search by parcel number 274-0372-021-0000. Shows direct levies and special assessments.
City permit portal (Accela)
Search the city's permit system by address or record number
FEMA Flood Map Service Center
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.

Builder / contractor

Primary specialty

Here / ½ mi

½ mi valuation

Citywide 24m trend

Two Rivers Roofing

Roof replacement

1 on parcel1 in ½ mi

$19,500

0 vs 0 prior

Exclusive Home Improvement

Plumbing / water heater / sewer

1 on parcel1 in ½ mi

$1,220

0 vs 0 prior

Titus Builders

Recent nearby: 2685 Stonecreek Dr 145 (Jan 22, 2018)

Remodel / interior alteration

145 in ½ mi

$1,142,065

0 vs 0 prior

Adkar

Recent nearby: 2450 Seamist Dr (Oct 19, 2018)

Commercial tenant improvement

41 in ½ mi

$401,500

0 vs 0 prior

Allstate Renovations

Recent nearby: 2618 Stonecreek Dr (May 4, 2021)

Remodel / interior alteration

27 in ½ mi

$2,468,360

0 vs 0 prior

Bhandal Construction

Recent nearby: 1115 Ciric Ave (May 8, 2018)

New single-family home

15 in ½ mi

$3,168,026

18 vs 7 prior

Adair General Construction

Recent nearby: 1500 W El Camino Ave 10 (Jul 20, 2022)

Commercial tenant improvement

5 in ½ mi

$314,035

9 vs 5 prior

Rose Remodeling

Recent nearby: 1460 Brewerton Dr (Jan 2, 2026)

Remodel / interior alteration

5 in ½ mi

$202,224

86 vs 76 prior+13%

Yancey

Recent nearby: 248 River Run Cir (Feb 24, 2026)

Remodel / interior alteration

4 in ½ mi

$67,715

38 vs 46 prior−17%

Northwest Home

Recent nearby: 947 Robins Nest Pl (Feb 11, 2021)

New single-family home

3 in ½ mi

$745,313

2 vs 2 prior

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)

1,693

57d

97d

172d

284d

97d(vs 103d prior)

Addition (adds square footage)

1,948

42d

83d

162d

49d(vs 43d prior)

Remodel / interior alteration

8,151

21d

55d

Commercial tenant improvement

2,366

30d

63d

119d

201d

61d(vs 64d prior)

Roof replacementOn this parcel

19,072

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

−$1,234/mo

-15.8%

$4,000/mo

−$1,196/mo

Base (your inputs)

Your entered assumptions, 3.0%/yr rent growth

$2,475/mo

−$950/mo

-12.2%

$3,702/mo

−$771/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

−$786/mo

-10.1%

$3,616/mo

−$448/mo