Sacramento 95815 · Arden Fair · APN 277-0160-049-0000 · City of Sacramento
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $358,000 ($315,000–$401,000).
On-parcel permit history is indexed through Oct 7, 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)
Sign (SIG-2617118): Pending in review for 3 mo (5.1× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
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.
$358,000
Benchmark range: $315,000 – $401,000
Closest lead: 17th & S Street Mixed Use (0.39 mi N, 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 (~$378/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 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.
288 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.
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 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 9.2 yr (since Aug 14, 2017), with no new permit record in 9.2 yr. · $21,439,420 declared valuation
In "Approved" for 6.7 yr (since Feb 13, 2020), with no new permit record in 6.7 yr.
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 yr (since Oct 29, 2021), with no new permit record in 5 yr. · 300 units · $75,000,000 declared valuation
In "Entitled" for 4.6 yr (since Apr 25, 2022), with no new permit record in 3.9 yr. · 25 units · $7,125,000 declared valuation
Nearby electrical / panel (1535 River Park Dr): First appeared in published agency feed
Record COM-2623856 · 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 (1545 River Park Dr 500): Status changed from Plan Check Target to Complete
Record FPP-2621382 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (1235 Fee Dr): First appeared in published agency feed
Record COM-2621537 · 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 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 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
Nearby commercial tenant improvement (1650 Response Rd): Status changed from Issued to Finaled
Record COM-2612007 · 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 "Entitled" for 4.6 yr (since Apr 25, 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 (25 housing units, $7,125,000 declared valuation across 15 permits).
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).
Pending in review for 3 mo (5.1× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
Pending in review for 4 mo (2.0× the 63d median) — above the 75th percentile for commercial tenant improvement permits in City of Sacramento (median 63d, 75th pct 119d, n=2,366).
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Wds Construction | Commercial tenant improvement | 2 on parcel2 in ½ mi | $14,785,431 | 0 vs 0 prior |
| Imageone Industries | Commercial tenant improvement | 1 on parcel1 in ½ mi | $20,000 | 0 vs 0 prior |
| Xpress Technical Services | Sign | 1 on parcel1 in ½ mi | $12,600 |
| 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 ($3,600/yr) + local voter-approved bond debt ($504/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.
−$11,195/yr
Cash needed: $79,200
NOI: $10,649/yr
P&I: $1,820/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 | −$1,146/mo | -17.4% | $3,301/mo | −$1,116/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,850/mo | −$933/mo | -14.1% | $3,055/mo | −$799/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 | −$811/mo | -12.3% | $2,984/mo | −$557/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 ↗
Dick's House of Sport (Arden Fair) - Racking Shelving Systems
Installation of the back of house racking / shelving systems storing various sporting goods merchandise. Racking height will be 12’ tall. Portions of this installation will be on mobile tracks secured to the floor with HILTI anchors. Other areas will be static racking which will also be secured with HILTI Anchors. Depths and lengths of racks will be of varying sizes between 12” – 48” deep and 48” – 96” length. The overall size of the installation area will be 7934 SQ FT. Construction Type IIB, Occupancy M, S-1, B, A. (Reference to COM-2515372)
DEFERRED - Dick's House of Sport Arden Fair - Bollards
(Deferred to COM-2515372) Delegated design of bollards.
Dick's House of Sport (Arden Fair) - Decorative Ceiling Fixtures
INSTALLATION OF SUSPENDED DECORATIVE CEILING FIXTURES WITHIN AN EXISTING M (RETAIL) TENANT SPACE: · WORK AT LOWER AND UPPER LEVELS · NO CHANGE OF USE, OCCUPANCY, FLOOR AREA, OR FLOOR PLAN. PROPOSED TENANT IMPROVEMENTS INCLUDE DECORATIVE HALOS, BAFFLES, HEADERS, NAVIGATION CUBES, AND ASSOCIATED SUPPORT FRAMING, SEISMIC BRACING, AND ATTACHMENTS TO THE EXISTING STRUCTURAL STEEL
DEFERRED - Dick's House of Sport (Arden Fair) - Roof Access Ladder
DEFERRED TO COM-2515372. Delegated Design of Roof Access Ladder.
REVISION3 - Dick's House of Sport Arden Fair - Addendum L Civil & Landscape
REVISION TO COM-2515372. Addendum L - Civil and Landscape revisions.
DICK'S HOUSE OF SPORT
EPC - install two (2) illuminated wall signs MONUMENT STRUCTURE PERMITTED UNDER COM-2515372
Dick's House of Sport (Arden Fair) - Batting Cage & Shelving
Scope of work includes install of display shelves, hanging bike racks, and batting cage at Dick's store, as per plans.
DEFERRED - Dick's House of Sport (Arden Fair) - Stairs & Railings
DEFERRED TO COM-2515372. Deferred Stairs and Railings submittal.
REVISION2 - Dick's House of Sport Arden Fair - Addendum K
REVISION TO COM-2515372. Addendum K includes Architectural, Structural, Civil, and MEP revisions.
Dick's House of Sports- Fence
EPC - Deferred submittal for (COM-2515372) delegated design of field fence, scoreboard, and lighting.
Dick's House of Sports - Deferred System Anchorage
Deferred submittal for (COM-2515372) MEP system anchorage and bracing submittal.
DEFERRED - Dick's House of Sport (Arden Fair) - Intr & Extr Cold Form Metal Framing
EPC - DEFERRED TO COM-2515372. Interior and Exterior Cold Form Metal Framing and Calculations.
DEFERRED - Dick's House of Sport Arden Fair - Elevators
DEFERRED TO COM-2515372. Freight and Passenger Elevator Submission.
DEFERRED - Dick's House of Sport (Arden Fair) - Storefront Curtain Wall & Cladding
DEFERRED TO COM-2515372. Skylights, Curtain Wall, Window Wall, and other cladding and glazing systems Delegated Design/Deferred Items.
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
9.88 acres
Assessor's classification for assessment purposes. This is not zoning.
1601 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 277-0160-049-0000. 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.
| Cosco Fire Protection | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $2,000 | 0 vs 0 prior |
| Kf Development And Construction Recent nearby: 1413 Exposition Blvd 112 (Oct 1, 2025) | Commercial tenant improvement | 128 in ½ mi | $8,778,000 | 15 vs 18 prior−17% |
| 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 | 49 in ½ mi | $6,389,420 | 39 vs 62 prior−37% |
| 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% |
| Brown Construction Recent nearby: 1572 Bartlett Ln (May 15, 2023) | New multifamily / condos / mixed-use | 24 in ½ mi | $142,773,797 | 4 vs 27 prior−85% |
| Descor Recent nearby: 2251 Harvard St (May 16, 2018) | Commercial tenant improvement | 10 in ½ mi | $2,404,106 | 8 vs 12 prior−33% |
| 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) |
| Fire alarm / sprinklerOn this parcel | 2,312 | 8d | 14d | 29d | 71d | 13d(vs 15d 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.
DEFERRED - Dick's House of Sport (Arden Fair) - Buckling Restrained Braces
DEFERRED TO COM-2515372. Buckling Restrained Braces Delegated Design/Deferred Items.
DEFERRED - Dick's House of Sport (Arden Fair) - Fire Sprinkler & Alarm
DEFERRED TO COM-2515372. Deferred Fire Sprinkler and Fire Alarm design submittal.
REVISION1 - Dick's House of Sport Arden Fair - RFI Revisions
REVISION TO COM-2515372. Addendum G includes Architectural, Structural, Civil, and MEP revisions. Original scope of work includes 132,860 SF retrofit of an existing two-story former Sears for a new Dick's House of Sport retail store and outdoor athletic field. Includes demolition of the existing auto center.
Dick's House of Sport Arden Fair
EXPEDITED - Scope of work includes 132,860 SF retrofit of an existing two-story former Sears for a new Dick's House of Sporting retail store and outdoor athletic field. Includes demolition of the existing auto center. - PLNG-INSP
Fire Alarm
Replace failing fire alarm control unit with like for like fire-lite ms-96doudls