Sacramento 95815 · Johnson Business Park · APN 275-0310-001-0000 · City of Sacramento
Since October 2024 within ½ mile: 166 homes completed, 2 proposed or in review; 3 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.
198 permits within ½ mile since October 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.
$394,000
Benchmark range: $335,000 – $453,000
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Oct 1, 2026 · Retrieved Oct 22, 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 Oct 22, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Oct 26, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Oct 26, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Oct 26, 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.
In "Fee estimate" for 10.2 yr (since Aug 16, 2016), with no new permit record in 10.2 yr. · 1 unit · $342,362 declared valuation
In "Fee estimate" for 9.2 yr (since Aug 29, 2017), with no new permit record in 8.2 yr.
In "Entitled" for 6.9 yr (since Nov 19, 2019), with no new permit record in 6.9 yr. · 1 unit
In "Fee estimate" for 5.8 yr (since Dec 24, 2020), with no new permit record in 5.8 yr. · $3,435,750 declared valuation
In "Entitled" for 4.4 yr (since May 24, 2022), with no new permit record in 4.4 yr. · 6 units
Permit issued and active for 3.3 yr (first record Jul 18, 2023), with no completion or new permit record in 2.7 yr. · 1 unit · $81,379 declared valuation
Latest published Zillow Home Value Index (ZHVI) update
Changed from $354,204 in September 2025 to $348,970 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95815 (not a parcel appraisal)
521 Leisure Ln · $3,915,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2041 Forrest St · 1 unit · $139,784 valuation
Records span Feb 20, 2026 to Apr 2, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Commercial tenant improvement permit application filed (COM-2602852)
REMODEL
EPC - THE WORK INCLUDES, BUT NOT LIMITED TO STRUCTURAL, MECHANICAL, PLUMBING, AND ELECTRICAL/LIGHTING SYSTEMS FOR THE COSTCO RESTROOMS, DEMONSTRATION, AND QUIET ROOM. THE SCOPE OF WORK INCLUDES THE REMOVAL AND REPLACEMENT OF PARTITIONS, EQUIPMENT, FIXTURES, AND FINISHES. · Declared valuation: $275,000
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
2005 Royal Oaks Dr · 21 units · $3,945,711 valuation
Records span Mar 30, 2022 to Dec 29, 2025 (24 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
New commercial / non-residential building permit issued (COM-2500538)
Detached Restroom Building
EPC - NEW SINGLE-USER PRIVATE RESTROOM FOR EMPLOYEE USE ONLY DURING OFF HOURS AND NOT FOR PUBLIC USE. · Declared valuation: $100,000 · Contractor: Schaper Construction Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
527 Garden St · 1 unit · $120,000 valuation
Records span Sep 27, 2023 to Dec 12, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
580 Media Pl · 19 units · $3,514,947 valuation
Records span Apr 11, 2022 to Nov 13, 2025 (31 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Annual ZIP 95815 home-value index checkpoint
Changed from $364,821 in September 2024 to $354,204 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95815 (not a parcel appraisal)
1501 Expo Pkwy · 121 units · $26,028,125 valuation
Records span Oct 21, 2021 to Jun 9, 2025 (30 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
540 Blackwood St · 1 unit · $100 valuation
Records span May 19, 2025 to May 21, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
569 Southgate Rd · 1 unit · $206,291 valuation
Records span Dec 7, 2023 to May 12, 2025 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
573 Southgate Rd · 1 unit · $208,364 valuation
Records span Oct 15, 2024 to May 12, 2025 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
1969 Canterbury Rd · 2 units · $174,865 valuation
Records span May 15, 2023 to Apr 22, 2025 (4 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Roof replacement permit issued (COM-2400555)
C/O 18 Roof Mounted HVAC Units
EPC - Replacing 18 HVAC Units on roof, one structure. (Costco) · Declared valuation: $250,000 · Contractor: Omni Mechanical Solutions
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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 →Active in "Fee estimate" for 5.8 yr (first record Dec 24, 2020) with no new permit activity recorded in 5.8 yr. High-impact scale ($3,435,750 declared valuation across 1 permit).
Active in "Entitled" for 4.4 yr (first record May 24, 2022) with no new permit activity recorded in 4.4 yr. High-impact scale (6 housing units across 0 permits).
Active in "Fee estimate" for 9.2 yr (first record Aug 29, 2017) with no new permit activity recorded in 8.2 yr.
Active in "Applied" for 3.5 yr (first record May 15, 2023) with no new permit activity recorded in 18 mo.
Active in "Issued" for 3.3 yr (first record Jul 18, 2023) with no new permit activity recorded in 2.7 yr.
Active in "Fee estimate" for 10.2 yr (first record Aug 16, 2016) with no new permit activity recorded in 10.2 yr.
HUD Small Area Fair Market Rent · ZIP 95815
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 ($3,950/yr) + local voter-approved bond debt ($553/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$13,718/yr
Cash needed: $86,900
NOI: $10,250/yr
P&I: $1,997/mo
For $0/mo net cash flow
At $1,850/mo 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 | $1,702/mo | −$1,356/mo | -18.7% | $3,594/mo | −$1,329/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,850/mo | −$1,143/mo | -15.8% | $3,327/mo | −$1,012/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $1,961/mo | −$1,021/mo | -14.1% | $3,250/mo | −$770/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 ↗
Finaled / completedJan 9, 2025 – Dec 16, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
REMODEL
EPC - THE WORK INCLUDES, BUT NOT LIMITED TO STRUCTURAL, MECHANICAL, PLUMBING, AND ELECTRICAL/LIGHTING SYSTEMS FOR THE COSTCO RESTROOMS, DEMONSTRATION, AND QUIET ROOM. THE SCOPE OF WORK INCLUDES THE REMOVAL AND REPLACEMENT OF PARTITIONS, EQUIPMENT, FIXTURES, AND FINISHES.
Detached Restroom Building
EPC - NEW SINGLE-USER PRIVATE RESTROOM FOR EMPLOYEE USE ONLY DURING OFF HOURS AND NOT FOR PUBLIC USE.
C/O 18 Roof Mounted HVAC Units
EPC - Replacing 18 HVAC Units on roof, one structure. (Costco)
1600 Expo Pkwy-Electrical
1-20A circuit/1-20A circuit
Accessibility Upgrades
EPC - Tenant Improvements - Accessibility compliance upgrades to include: Removal of existing striping and removal/leveling of floor surfaces. New striping, parking symbols and install new wheel stops, sign posts and accessible signage.
Change-out installation of Gas - 075 gallon to Gas - 075 gallon, located inside building, screening not required.
Change-out installation of Gas - Tankless to Gas - Tankless, located inside building, screening not required.
COSTCO - BAKERY REMODEL
EXPEDITED - EPC Submittal - Remodel of Commercial Building - Scope of work includes the removal and replacement of three (3) existing bakery ovens and proof box with related plumbing, electrical, and mechanical work. Also includes the removal and replacement of concrete floor under all equipment, as well as damaged finishes (polymer flooring, FRPP).
EPC Submittal - Remodel of Commercial Building - Scope of work includes the removal and replacement of three (3) existing bakery ovens and proof box with related plumbing, electrical, and mechanical work. Also includes the removal and replacement of concrete floor under all equipment, as well as damaged finishes (polymer flooring, FRPP).
Costco Plumbing Repair
Repair/replace broken section of existing pipe. Backfill. 6" Sewer, 6" ABS.
EPC Submittal - Deferred/Revision to Issued Permit COM-1720043 - revising R sheets: Installation of EVAC condensate vacuum system for refrigerated cases and coils
EPC Submittal - Deferred/Revision to Issued Permit COM-1720043 - Installation of EVAC condensate vacuum system for refrigerated cases and coils
revision
EPC Submittal - Deferred/Revision to Issued Permit COM-1720043 - revision to the layout, structural electrical, mechanical, plumbing drawings. see attached scope of work
EPC Submittal - Deferred/Revision to Issued Permit COM-1720043 - Enlarge Rotisserie and reduce Deli Prep to accommodate a 4th double-stack rotisserie oven.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Oct 1, 2026 · Retrieved Oct 22, 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 Oct 26, 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 Oct 10, 2026 · Retrieved Oct 22, 2026
13.43 acres
Assessor's classification for assessment purposes. This is not zoning.
1600 EXPO PKWY
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Oct 25, 2026 · Retrieved Oct 25, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 275-0310-001-0000. 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.
EPC Submittal - Remodel INSTALL NEW SHOP-IN PRODUCE COOLER, ENLARGE SHOP-IN DAIRY COOLER, RELOCATE DELI PREPARATION, ENLARGE ROTISSERIE PREPARATION, AND ENLARGE ROTISSERIE OVEN AREA TO ACCOMODATE 6 ROTISSERIE OVENS. APPROXIMATE AREA OF 5,300 SQFT. (revision COM-1805340 CRF 3-23-2018)
Raging Waters, Reroof
Roof is split in to 2 material types. 50%/50% Comp/Torch. Tear off, re-sheet, install 20 squares of 30yr laminated dimensional composition roofing material. In-progress inspection required if 10 sq or greater. CF-6R-ENV-01 required at final inspection. CF-1R-ALT on file. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
EPC Submittal - Remodel of Commercial Building - INSTALL NEW SHOP-IN PRODUCE COOLER, ENLARGE SHOP-IN DAIRY COOLER, RELOCATE DELI PREPARATION, ENLARGE ROTISSERIE PREPARATION, AND ENLARGE ROTISSERIE OVEN AREA TO ACCOMODATE 6 ROTISSERIE OVENS. APPROXIMATE AREA OF 5,300 SQFT.
Electrical for Flower Display
EXPEDITED - Relocate power per plan for existing mobile flower display inside of Costco.
Costco floor sink 2" Drain Line Replacement
78' open trench , replace 2" ABS floor sink drain line.
BATHROOM UPGRADES
EXPEDITED - UPGRADE EXISTING 705SF RESTROOM/VESTIBULE, 53SF UNISEX RESTROOM AND SCRUBBER PIT TO INCLUDE NEW FLOORING, WALL TILES, REPLACING PLUMBING/ACCESSORIES AND UPGRADING LIGHT FIXTURES