Sacramento 95815 · Old North Sacramento · APN 277-0132-009-0000 · City of Sacramento
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $363,000 ($319,000–$407,000).
On-parcel permit history is indexed through Feb 23, 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)
about 86% 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)
Closest lead: Darina Apartments (0.3 mi 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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$363,000
Benchmark range: $319,000 – $407,000
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$382/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: 28 homes completed, 8 permitted, 13 proposed or in review; 1 demolition; 2 commercial or mixed-use projects.
20 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 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 8 yr (first record Oct 26, 2018), with no completion or new permit record in 7.7 yr. · 2 units · $152,145 declared valuation
In "Entitled" for 7.1 yr (since Oct 8, 2019), with no new permit record in 5.9 yr. · 14 units · $1,500,000 declared valuation
In "Entitled" for 5.6 yr (since Mar 29, 2021), with no new permit record in 5.6 yr. · 1 unit
In "Entitled" for 5.2 yr (since Aug 13, 2021), with no new permit record in 5.2 yr. · 1 unit
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 4.7 yr (since Feb 16, 2022), with no new permit record in 4.7 yr. · 1 unit
Nearby permit (86457a761aea4f82ba29c9575bd83c613ae1aa04): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (78fda7e92ad7594510f5796fea1ed91fa97d3a01): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (84fa2a98045bd964b9f39f55a036b0e3aa90e810): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (2560 Selma St): Status changed from Issued to Finaled
Record RES-2620704 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2440 Beaumont St): Status changed from Issued to Finaled
Record RES-2618901 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (2455 Ben Ali Way): First appeared in published agency feed
Record RES-2621911 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2021 Del Paso Blvd): Status changed from Issued to Expired Permit
Record COM-2521400 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (2197 Fairfield St): Status changed from Issued to Finaled
Record RES-2618632 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (648 Woodlake Dr): Status changed from Issued to Finaled
Record RES-2621274 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2405528 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2512 Rio Linda Blvd): Status changed from Issued to Finaled
Record COM-2620058 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (2021 Del Paso Blvd 100): Status changed from Plan Check Target to Verify Wait
Record COM-2620638 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2387 Erickson St): First appeared in published agency feed
Record RES-2621694 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby pool / spa (2453 Empress St): Status changed from Ready-to-Issue to Issued
Record RES-2621300 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby pool / spa (2453 Empress St): Issued date changed from (blank) to 2026-10-19
Record RES-2621300 · 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 7.1 yr (since Oct 8, 2019), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (14 housing units, $1,500,000 declared valuation across 1 permit).
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 "In review" for 21 mo (since Jan 31, 2025), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (8 housing units, $374,500 declared valuation across 2 permits).
In "Entitled" for 4.5 yr (since May 24, 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 (6 housing units across 0 permits).
In "Entitled" for 4.7 yr (since Feb 16, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 5.2 yr (since Aug 13, 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 1,263 parcels
−8.3% YoY
City baseline: 30.4 / 1k
23 in trailing 24m
Includes 11 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Dinwiddie Hines Construction | Commercial tenant improvement | 2 on parcel2 in ½ mi | $325,000 | 8 vs 11 prior−27% |
| Tbt Roofing | Roof replacement | 1 on parcel1 in ½ mi | $94,558 | 0 vs 0 prior |
| Irish Iron | Other | 1 on parcel1 in ½ mi | $10,000 |
| 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 ($3,650/yr) + local voter-approved bond debt ($511/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.
−$11,556/yr
Cash needed: $80,300
NOI: $10,592/yr
P&I: $1,846/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 | −$1,176/mo | -17.6% | $3,343/mo | −$1,146/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,850/mo | −$963/mo | -14.4% | $3,094/mo | −$829/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 | −$841/mo | -12.6% | $3,022/mo | −$588/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 ↗
FENCES/ GATES
EPC - Security Fencing and 2 gates around parking lot
REVISION TO COM-2120597
EPC - Revised plan to show correct existing gas line routing, and no heater.
REVISION TO COM-2120597
EPC - REVISION TO COM-2120597: ADA exterior path of travel revision. Sheet A0.2
MILLER BLDG - FIRE REPAIR/REMODEL
EPC - Fire damage repairs. New roof structure, TPO roofing, replace wall assembly, drywall, insulation, enlarge existing restroom, enlarge doorways, path of travel change, electrical, & plumbing/mechanical. SEE REVISION COM-2214964: ADA exterior path of travel revision. Sheet A0.2 SEE REVISION COM-2120597: EPC - Revised plan to show correct existing gas line routing and no heater.
REROOF OF MAIN & BACK BUILDING
REROOF OF MAIN & BACK BUILDING E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 197 squares of TPO Single Ply. CRRC: 0628-0002.
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
0.72 acres
Assessor's classification for assessment purposes. This is not zoning.
2260 BOXWOOD ST; 901 ARDEN WAY
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 277-0132-009-0000. 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.
| 0 vs 0 prior |
| Integrity Pacific Builders Recent nearby: 2467 Erickson St (Oct 5, 2016) | New single-family home | 21 in ½ mi | $3,771,283 | 0 vs 0 prior |
| Read Construction Recent nearby: 1048 Dixieanne Ave 47 (Jan 7, 2021) | Commercial tenant improvement | 17 in ½ mi | $1,838,500 | 0 vs 0 prior |
| Descor Recent nearby: 2251 Harvard St (May 16, 2018) | Commercial tenant improvement | 9 in ½ mi | $2,369,154 | 8 vs 12 prior−33% |
| Icon General Contractors Merged: ICON GENERAL CONTRACTORS INC · ICON GENERAL CONTRACTORS, INC · ICON GENERAL CONTRACTORS LLC Recent nearby: 2201 Harvard St (Sep 8, 2026) | Commercial tenant improvement | 8 in ½ mi | $1,752,946 | 39 vs 62 prior−37% |
| Dynamic Trades Recent nearby: 1021 Fee Dr (May 12, 2022) | Commercial tenant improvement | 5 in ½ mi | $1,363,040 | 1 vs 4 prior |
| Cobex Construction Group Recent nearby: 2425 Ben Ali Way (Jun 11, 2019) | Remodel / interior alteration | 5 in ½ mi | $43,008 | 1 vs 7 prior |
| Rudolph And Sletten Recent nearby: 770 Darina Ave (Oct 26, 2021) | Commercial tenant improvement | 4 in ½ mi | $690,000 | 3 vs 3 prior |
| 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 improvementOn this parcel | 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.