Sacramento 95815 · Arden Fair · APN 277-0160-023-0000 · City of Sacramento
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $384,000 ($338,000–$430,000).
On-parcel permit history is indexed through Feb 2, 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)
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)
Commercial tenant improvement (COM-2203330): Issued after 4 mo (1.9× the 63d median) — above the 75th percentile for commercial tenant improvement permits in City of Sacramento (median 63d, 75th pct 119d, n=2,366).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$384,000
Benchmark range: $338,000 – $430,000
Closest lead: Mixed-Use Student Housing/Hotel (0.33 mi SW, fee estimate). 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 (~$402/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 homes completed.
1 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.
257 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.
In "Fee estimate" for 9.9 yr (since Dec 9, 2016), with no new permit record in 8.7 yr. · $2,000,000 declared valuation
In "Fee estimate" for 7.6 yr (since Mar 21, 2019), with no new permit record in 7.6 yr. · 33 units · $10,172,244 declared valuation
In "Approved" for 6.7 yr (since Feb 13, 2020), with no new permit record in 6.7 yr.
In "Fee estimate" for 4.3 yr (since Aug 1, 2022), with no new permit record in 3.5 yr. · $1,400,000 declared valuation
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 electrical / panel (1913 Waterford Rd): Status changed from Issued to Finaled
Record RES-2620466 · 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 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 solar / battery storage (1701 Arden Way): Status changed from Issued to Expired Permit
Record COM-2519828 · 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 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 plan revision / deferred submittal (1735 Arden Way 230): First appeared in published agency feed
Record COM-2623268 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1689 Arden Way): First appeared in published agency feed
Record COM-2622687 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (1735 Arden Way 230): Description text was updated
Record COM-2618224 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (1689 Arden Way 2076): Status changed from Verify Wait to Process Wait
Record FPP-2616860 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (1700 Arden Way): Status changed from Issued to Finaled
Record COM-2522946 · 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 "Fee estimate" for 7.6 yr (since Mar 21, 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 (33 housing units, $10,172,244 declared valuation across 1 permit).
In "Fee estimate" for 4.3 yr (since Aug 1, 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 ($1,400,000 declared valuation across 3 permits).
In "Fee estimate" for 9.9 yr (since Dec 9, 2016), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($2,000,000 declared valuation across 2 permits).
Issued after 4 mo (1.9× the 63d median) — above the 75th percentile for commercial tenant improvement permits in City of Sacramento (median 63d, 75th pct 119d, n=2,366).
In "Approved" for 6.7 yr (since Feb 13, 2020), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150).
High-impact scale ($1,100,000 declared valuation across 24 permits).
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Ebs Construction Services | Commercial tenant improvement | 3 on parcel3 in ½ mi | $850,000 | 0 vs 0 prior |
| Johnson Controls Security Solutions | Commercial tenant improvement | 1 on parcel2 in ½ mi | $15,868 | 0 vs 0 prior |
| Mre Construction | Commercial tenant improvement | 1 on parcel1 in ½ mi | $350,000 |
| 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 ($3,850/yr) + local voter-approved bond debt ($539/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.
−$12,997/yr
Cash needed: $84,700
NOI: $10,364/yr
P&I: $1,947/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 | −$1,296/mo | -18.4% | $3,511/mo | −$1,268/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,850/mo | −$1,083/mo | -15.3% | $3,249/mo | −$951/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 | −$961/mo | -13.6% | $3,174/mo | −$709/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 ↗
E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 286 squares of TPO Single Ply. CRRC: 0676-0001
1703 Arden Way #2-sign permit
EPC - Sign Permit: Install two (2) illuminated wall signs, install one (1) illuminated interior suspended sign, install two (2) monument tenant panels.
Boot Barn Remodel
EPC - TENANT INTERIOR IN EXISTING SHELL, TO INCLUDE NEW WALLS, FINISHES, FIXTURES, AND PAINT. NEW INTERIOR STOREFRONT FINISHES. At Market Square Mall.
REVISION TO COM-2203330
EPC - EXPEDITED - COM-2203330: Mechanical, Electrical, Plumbing Revisions to match field conditions. See narrative letter for sheet numbers and description of changes.
EXPEDITED - PARTY CITY
EXPEDITED - EPC - Remodel for Party City. Minor interior demolition of non-structural partitions. Replacement of lighting. Existing RTUs and duct work to remain. Replacement of existing plumbing fixture with locations to remain as existing. Upgrade of existing sprinkler system, including main riser and all branch lines & heads. SEE REVISION COM-2217550: Life Safety, Mechanical, Electrical, Plumbing Revisions to match field conditions. See narrative letter for sheet numbers and description of changes.
1703 Arden Way - Install Signs (Party City)
Install (2) signs - 54" front / reverse LED lit channel letters each @ 145.36 sf each
EOTC interior demo
EXPEDITED - EOTC interior demo not for occupancy.
HALLOWEEN CITY SIGN PERMIT -ARDEN FAIR
Install (2) attached / non-illuminated wall signs
Fire Alarm
Install new fire alarm control panel and communicator.
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
0.34 acres
Assessor's classification for assessment purposes. This is not zoning.
1703 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 277-0160-023-0000. 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 |
| Watson Companies | Roof replacement | 1 on parcel1 in ½ mi | $161,860 | 0 vs 0 prior |
| Pacific Neon | Sign | 1 on parcel1 in ½ mi | $31,567 | 0 vs 0 prior |
| Sign Of Light | Sign | 1 on parcel1 in ½ mi | $10,000 | 0 vs 0 prior |
| Aa Sign Image | Sign | 1 on parcel1 in ½ mi | $2,000 | 0 vs 0 prior |
| Phoenix Builders Recent nearby: 1689 Arden Way (Oct 9, 2026) | Commercial tenant improvement | 41 in ½ mi | $2,438,200 | 11 vs 8 prior+38% |
| Kaiser Foundation Health Plan Recent nearby: 1650 Response Rd (Jul 28, 2026) | Commercial tenant improvement | 26 in ½ mi | $6,482,223 | 17 vs 12 prior+42% |
| Icon General Contractors Merged: ICON GENERAL CONTRACTORS INC · ICON GENERAL CONTRACTORS LLC Recent nearby: 1610 Arden Way 121 (Sep 4, 2026) | Commercial tenant improvement | 24 in ½ mi | $3,488,416 | 39 vs 62 prior−37% |
| 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.