Sacramento 95815 · Swanston Estates · APN 277-0113-006-0000 · City of Sacramento
Zoned R-3 in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $355,000 ($312,000–$398,000).
Zone R-3 allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
On-parcel permit history is indexed through Dec 18, 2025, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
all of the lot of the parcel intersects Zone X: reduced flood risk due to levee. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
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.
$355,000
Benchmark range: $312,000 – $398,000
Closest lead: 17th & S Street Mixed Use (460 ft NW, entitled). 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 (~$375/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 homes completed, 2 permitted.
4 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.
302 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.
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-3 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.
In "Fee estimate" for 9.2 yr (since Aug 14, 2017), with no new permit record in 9.2 yr. · $21,439,420 declared valuation
In "Entitled" for 5.3 yr (since Aug 3, 2021), with no new permit record in 5.3 yr. · 47 units
In "Fee estimate" for 5.2 yr (since Sep 8, 2021), with no new permit record in 5.2 yr. · 1 unit · $97,420 declared valuation
In "Fee estimate" for 5 yr (since Oct 29, 2021), with no new permit record in 5 yr. · 300 units · $75,000,000 declared valuation
In "Entitled" for 4.2 yr (since Sep 9, 2022), with no new permit record in 4.2 yr. · 5 units
In "Entitled" for 3.5 yr (since May 24, 2023), with no new permit record in 3.5 yr. · 1 unit
Nearby windows / doors / siding (1940 Silica Ave): First appeared in published agency feed
Record RES-2622917 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (1941 El Camino Ave): First appeared in published agency feed
Record COM-2623739 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (1689 Arden Way 2012): Status changed from Issued to Finaled
Record SIG-2609070 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (1601 Arden Way): First appeared in published agency feed
Record COM-2621862 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (2316 Connie Dr): First appeared in published agency feed
Record RES-2622270 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (1601 Arden Way): Status changed from Plan Check Target to Plan Check Wait
Record COM-2621057 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (1601 Arden Way): Description text was updated
Record COM-2621057 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (1601 Arden Way): First appeared in published agency feed
Record COM-2622389 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (1625 Bowling Green Dr): First appeared in published agency feed
Record RES-2623275 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (2445 Albatross Way 103): Status changed from Issued to Temporary C of O
Record COM-2519705 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (1601 Arden Way): Status changed from Verify to Complete
Record COM-2619316 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2247 Royale Rd): First appeared in published agency feed
Record COM-2621794 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (2150 Harvard St): Status changed from Plan Check Target to Plan Check Wait
Record COM-2620426 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (1689 Arden Way 1034): First appeared in published agency feed
Record SIG-2621787 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (2428 Connie Dr): First appeared in published agency feed
Record RES-2622418 · 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 "Entitled" for 5.3 yr (since Aug 3, 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 (47 housing units across 0 permits).
In "Fee estimate" for 5 yr (since Oct 29, 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 (300 housing units, $75,000,000 declared valuation across 1 permit).
In "Fee estimate" for 9.2 yr (since Aug 14, 2017), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($21,439,420 declared valuation across 3 permits).
In "Entitled" for 4.2 yr (since Sep 9, 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 (5 housing units across 0 permits).
In "Entitled" for 3.5 yr (since May 24, 2023), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Fee estimate" for 5.2 yr (since Sep 8, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 830 parcels
Small prior baseline
City baseline: 30.4 / 1k
8 in trailing 24m
Includes 1 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| American Windows | Windows / doors / siding | 8 on parcel8 in ½ mi | $129,142 | 0 vs 2 prior |
| California Roof Depot | Roof replacement | 7 on parcel7 in ½ mi | $151,500 | 0 vs 0 prior |
| Community Resource Project | Windows / doors / siding | 5 on parcel5 in ½ mi | $15,000 |
| 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 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 ($3,550/yr) + local voter-approved bond debt ($497/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
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.
−$10,835/yr
Cash needed: $78,100
NOI: $10,706/yr
P&I: $1,795/mo
For $0/mo net cash flow
At $1,850/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 | $1,702/mo | −$1,116/mo | -17.1% | $3,259/mo | −$1,086/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,850/mo | −$903/mo | -13.9% | $3,017/mo | −$768/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 | −$781/mo | -12.0% | $2,947/mo | −$527/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 ↗
ELECTRICAL UPGRADES
EPC - Like-for-like replacement of existing 100A meter/main panel supplying a 550 sq. ft. commercial laundry building. Work includes installation of new 100A meter panel, new 1-1/2" rigid riser, conductors, grounding conductor, and reconnection to existing 100A subpanel (not replaced).
E-Permit: existing panel 100 Amps - Overhead service, new main panel 200 Amps, New Install weather head/masthead work, main breaker replacement.
#: 24-016158 1615 CORMORANT WAY #2 com HVAC permit
#: 24-016158 APT 2. HVAC SPLIT SYSTEM CHANGE OUT. NO DUCT WORK. SD'S AND CO'S REQUIRED.
#: 24-016158 1615 CORMORANT WAY
HSG CASE FILE #24-016158: UNIT 5 INTERIOR REMODEL. NO PLANS REQUIRED. NEW ELECTRICAL FIXTURES. NEW PLUMBING FIXTURES. NEW HVAC SPLIT SYSTEM, NO DUCT WORK. DRYWALL REPAIR AND REPLACEMENT. FLOORING, PAINT AND TRIMS REQUIRED. SD'S AND CO'S REQUIRED. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
1615 cormorant way / HDB Minor
HSG CASE# 24-016158 INSTALLATION OF NEW A/C CONDENSER AND COIL FOR UNITS 1,4,7,8,11,12. QUAD FEES DO APPLY
HSG# 24-016158 Interior Remodel Apt #5 WWOP Quad
EPC - UNIT 5 INTERIOR REMODEL. PLANS REQUIRED FOR LAUNDRY ADD ON. NEW ELECTRICAL FIXTURES. NEW PLUMBING FIXTURES. NEW GAS LINES FOR FURNACE AND LAUNDRY. NEW HVAC SPLIT SYSTEM, NO DUCT WORK. DRYWALL REPAIR AND REPLACEMENT. FLOORING, PAINT AND TRIMS REQUIRED. SD'S AND CO'S REQUIRED. QUAD FEES DO APPLY. VALUATION $20,000
1611 Cormorant Way com minor electrical permit no plans
Electrical Permit: dumpster drove in to building and knocked down panel. Panel does not need to be replaced. Panel and riser were reset and reattached to wall. No repair. Need city to release approval for a reconnect so that power can be restored to building as soon as possible. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
Change-out installation of Electric - 030 gallon to Electric - 030 gallon, located inside building, screening not required.
POOL DEMO
Punch 2 or more large holes for drainage at the shallow and deep ends of pool. Disconnect and Cap ALL electrical and plumbing that services the pool. Fill in with concrete, rocks, and/or plaster. Last 18” to grade shall be filled with dirt.
Ashley Apts. Reroof 1745
Tear Off - Yes, Resheet - No, 1 layer(s), 26 squares of 30yr Laminated Dimensional Composition. CRRC: 0890-0026. Note SRI exceeds requirement of 16. Carbon monoxide & Smoke alarms required. Reference 2019 CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION.
Ashley Apts. Reroof 1737
Tear Off - Yes, Resheet - No, 1 layer(s), 34 squares of 30yr Laminated Dimensional Composition. CRRC: 0890-0026, note SRI exceeds requirement of 16. Carbon monoxide & Smoke alarms required. Reference 2019 CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION.
Ashley Apts. Reroof 1604
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 26 squares of 30yr Laminated Dimensional Composition. CRRC: 0890-0026
1741 CORMORANT WAY - REROOF
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 31 squares of 30yr Laminated Dimensional Composition. CRRC: 0890-0026. ALL WORK SUBJECT TO FIELD INSPECTION
1615 CORMORANT WAY - 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
2.43 acres
Assessor's classification for assessment purposes. This is not zoning.
1601 CORMORANT WAY; 1601 CORMORANT WAY APT 1 APT 1; 1601 CORMORANT WAY APT 2 APT 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 277-0113-006-0000. 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.
| Jc Heating And Air | HVAC / heat pump | 2 on parcel2 in ½ mi | $38,000 | 0 vs 0 prior |
| Martinez Cornejo Construction | HVAC / heat pump | 2 on parcel2 in ½ mi | $35,000 | 5 vs 0 prior |
| Esco Aire | HVAC / heat pump | 2 on parcel2 in ½ mi | $9,360 | 0 vs 0 prior |
| Peak Electric | Electrical / panel | 2 on parcel2 in ½ mi | $5,700 | 12 vs 0 prior |
| Lassiter Excavating | Demolition | 1 on parcel1 in ½ mi | $9,800 | 1 vs 1 prior |
| Good Life Construction | Electrical / panel | 1 on parcel1 in ½ mi | $7,500 | 36 vs 29 prior+24% |
| Graves 7 | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $2,999 | 0 vs 0 prior |
| 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), 82 squares of 30yr Laminated Dimensional Composition. CRRC: 0890-0026. ALL WORK SUBJECT TO FIELD INSPECTION
1611 CORMORANT WAY - REROOF
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 82 squares of 30yr Laminated Dimensional Composition. CRRC: 0890-0026. ALL WORK SUBJECT TO FIELD INSPECTION.
1601 CORMORANT WAY - REROOF
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 26 squares of 30yr Laminated Dimensional Composition. CRRC: 0890-0026. ALL WORK SUBJECT TO FIELD INSPECTION.
Unit 1-12- C/O 48 Windows & 12 Doors
Unit 1-12- C/O 48 Windows & 12 Doors, retrofit. Like for like sizes.
UNIT 1-4- C/O 8 windows & 4 doors
UNIT 1-4- C/O 8 windows & 4 doors, retrofit. Like for like sizes. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
UNIT 2- C/O 4 windows & 1 door
UNIT 2- C/O 4 windows & 1 door, retrofit. Like for like sizes. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
UNITS 1-8 - C/O 32 WINDOWS
UNITS 1-8 - C/O 32 WINDOWS RETROFIT. LIKE FOR LIKE SIZES.
UNITS 1-4 C/O 16 WINDOWS & 4 DOORS
UNITS 1-4 C/O 16 WINDOWS & 4 DOORS, RETROFIT. LIKE FOR LIKE SIZES.
UNITS 1-4 - C/O 8 WINDOWS & 4 DOORS
UNITS 1-4 - C/O 8 WINDOWS & 4 DOORS - RETROFIT. Like for like sizes. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
UNITS 1-6- C/O 24 WINDOWS & 6 DOORS
UNITS 1-6- C/O 24 WINDOWS & 6 DOORS, RETROFIT. LIKE FOR LIKE SIZES.
1615 CORMORANT UNITS# 1-12 - WINDOWS & DOORS C/O
1615 CORMORANT UNITS# 1-12 - (48) WINDOWS & (12) DOORS C/O, RETROFIT LIKE FOR LIKE IN SIZE AND LOCATION.
C/O Window (4) & Sliders (1)
C/O Window (4) & Sliders (1) like for like retrofit alum to vinyl. locations indicated on site plan. Subject to field inspections. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
4 Windows & 1 Patio Door
Apt #4 C/O 4 windows and 1 patio door aluminum to vinyl, like for like size and location. Retrofit, building built in 1968. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
Unit # 3 : C/O 4 Windows & 1 Slider
Unit # 3 : C/O 4 Windows & 1 Slider Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
HVAC-Furnace only Split System
HVAC- change out furnace only for a Split System HVAC. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
HVAC C/O
C/O HVAC FAU system only- 60K BTU like for like inside closet
Change-out Furnace Only (Split System) to Furnace Only (Split System). 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%.
Change-out Furnace Only (Split System) to Furnace Only (Split System). 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%.
Plumbing
Replace approximately 80' of gas line, in five units, 4, 6, 9, 10, and 11. apartment complex all in same building
FINKLE PROPERTY, 100' GAS LINE
INSTALL 100' OF 3/4" GAS PIPE TO FROM METER TO HEATER. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314