Sacramento 95815 · Point West · APN 277-0286-021-0000 · City of Sacramento
Zoned OB-R-PUD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $349,000 ($307,000–$391,000).
Zone OB-R-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
On-parcel permit history is indexed through Oct 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)
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.
$349,000
Benchmark range: $307,000 – $391,000
Plan revision / deferred submittal (SUB-2001252): Pending in review for 6.8 yr (60.6× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: The Palms 25 Unit Building (0.21 mi S, 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 (~$369/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 commercial or mixed-use project.
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.
172 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 OB as mixed use, 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 "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 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 commercial tenant improvement (1435 River Park Dr 504): Status changed from Issued to Finaled
Record FPP-2617199 · 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 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 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 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 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 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 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 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 (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
Nearby commercial tenant improvement (1689 Arden Way 1250): Status changed from Issued to Finaled
Record FPP-2609451 · 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 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 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).
Pending in review for 6.8 yr (60.6× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Pending in review for 6.9 yr (61.1× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Pending in review for 7 yr (62.3× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Sb James Construction California | Commercial tenant improvement | 10 on parcel13 in ½ mi | $71,689,855 | 3 vs 2 prior |
| Descor | Commercial tenant improvement | 1 on parcel10 in ½ mi | $2,404,106 | 8 vs 12 prior−33% |
| Arrow Sign | Plan revision / deferred submittal | 2 on parcel2 in ½ mi | $20,000 |
| 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) |
| New commercial / non-residential building |
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 ($3,500/yr) + local voter-approved bond debt ($490/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.
−$10,475/yr
Cash needed: $77,000
NOI: $10,763/yr
P&I: $1,770/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 | −$1,085/mo | -16.9% | $3,217/mo | −$1,055/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,850/mo | −$873/mo | -13.6% | $2,978/mo | −$738/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 | −$751/mo | -11.7% | $2,909/mo | −$496/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 / completedNov 25, 2020 – Feb 22, 2021
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Water Pump Booster System
Install new exterior duplex domestic water booster pump system adjacent to the existing commercial building. Work includes installation of concrete equipment pad, protective equipment cover/enclosure, associated piping connections, and electrical connections as required.
REPAIR - Roof Beam & MEP
EPC - Repair of failed roof beam and associated damage in existing medical office building. 2-story 30,001 SF office building, area of repair work is 2,826 SF. Type VB, Occ. B, sprinklered. Building shell was recently renovated under COM-1922620. Recent TI was under COM-2001363 for UCDH medical offices.
Structural Shoring (Exam Rm # 2606/ Utility Room #2604)
EPC - SHORING PLANS TO SUPPORT FAILED ROOF BEAMS AND ADJACENT AREAS OF CONERN UNTIL REPAIRS CAN BE DESIGNED, PERMITTED AND CONSTRUCTED, BUILDING IS UNOCCUPIED AND ONLY ACCESSED BY DESIGN AND CONSTRUCTIONN PERSONNEL UNTIL FINAL REPAIRS ARE MADE. (***VERY TIME SENSITIVE PERMIT AS THE BUILDING HAD A STRUCTURAL FAILURE TAKE PLACE****)
REVISION - Fire Alarm - UCDH Modular
EPC - REVISION TO COM-2021931. Revised Fire Alarm plan set for UCDH modular building.
REVISION TO SIG-2016240
REVISION TO SIG-2016240-SIGN A: Larger sign size for more visual presence.
UCDH Modular Building
EXPEDITED - EPC - New 1,008 SF modular building (4 modules) and related site improvements. Light industrial use - orthotics manufacturing. Type II-B; Occ. F-1. - PLNG-INSP
UCD Health - Point West Clinic Signage
Construct (1) detached / illuminated monument sign, (1) detached / non-illuminated directional sign, and install (2) attached / illuminated channel letter signs. SEE REVISION COM-2107837-SIGN A: Larger sign size for more visual presence.
REVISION - Fire Alarm - UCDH TI
EPC - REVISION TO COM-2001363. Revised fire alarm system to include heat-detector and shunt-trip in equipment rooms.
REVISION - Storage Room Door - UCDH TI
EPC - REVISION TO COM-2001363. This revision is an update to the TI plan set due to a previous approved revision to the shell building background. Approved Shell set in reference: COM-2016930 (REVISION TO COM-1922620) PROVIDED FIRE-RATED DOOR AT STORAGE 109C PER OWNER'S REQUEST. See CYC2-APP for full narrative of revision.
UCDH - UG Utilities for Future Modular
EPC - Install underground utilities to pad for (future) modular building. Scope of work is limited to underground utilities. New site work, specifically accessible path(s) will be under future permit. Existing overall site work and existing building core/shell renovation under COM-1922620. Utilities to be installed before the completion of core and shell construction and site work under COM-1922620.
REVISION - Sprinklers - UCDH TI
EPC - REVISION TO COM-2001363. Fire sprinkler sub-contractor has updated the fire sprinkler legends on currently permitted fire drawings -- all affected sheets are included here.
REVISION - Relocate Door
EPC - REVISION TO COM-1922620. ADDED/RELOCATED DOOR 109B AND PROVIDED FIRE-RATED DOOR AT STORAGE 109C PER OWNER'S REQUEST
UCDH - Shade Sail
EPC - Separate permit and drawings for shade sails in exterior courtyard area. Area of work is +/- 1,440. Shade sails are shown on approved TI plans under COM-2001363.
REVISION - UCDH TI
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
2.31 acres
Assessor's classification for assessment purposes. This is not zoning.
1529 RIVER PARK DR; 1535 RIVER PARK DR
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 277-0286-021-0000. 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 |
| Buzz Oates Construction | Electrical / panel | 1 on parcel1 in ½ mi | $158,000 | 9 vs 5 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 | 52 in ½ mi | $5,551,411 | 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% |
| J Sutter Builders Recent nearby: 1425 River Park Dr 100 (Feb 4, 2026) | Commercial tenant improvement | 28 in ½ mi | $1,993,055 | 17 vs 18 prior−6% |
| 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 | 17 in ½ mi | $108,145,630 | 4 vs 27 prior−85% |
| 150 |
| 155d |
| 241d |
| 334d |
| 498d |
| 229d(vs 293d prior) |
| Accessory dwelling unit (new or conversion) | 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) |
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.
EPC - REVISION TO COM-2001363. Revisions to electrical and telecom plans to accommodate possible future emergency DAS (distributed antenna system). See APP file for more detail.
DEFERRED - Patient Gait Anchorage
EPC - DEFERRED TO COM-2001363. Deferred submittal for overhead patient gait system located in the PT Gym.
REVISION - Courtyard
EPC - REVISION TO COM-2001363. Revisions were made to outdoor courtyard elements & details. The outdoor shade structure was also added back to project plans (as reference) per client request and will be a separate permit submittal through the vendor.
REVISION - Sprinklers - UCDH TI
EPC - REVISION TO COM-2001363. Fire sprinkler sub-contractor submitting a new design in lieu of the currently permitted fire drawings in the TI plans.
UCDH TI & Courtyard
EPC - Interior remodel of existing 2-story 30,001 SF medical office building and new therapy courtyard. Type VB; Occ. B. No change of use. Shade sails in therapy courtyard will be under separate permit. Shell and core renovation of existing building and site work under COM-1922620. - PLNG-INSP
REVISION - Sprinklers - UCDH Renovation
EPC - REVISION TO COM-1922620. New fire sprinkler design in lieu of previously approved sprinkler plans.
UCDH Renovation
EPC - Renovation of existing shell and core. NOT FOR OCCUPANCY. Building area is 30,001 SF. Type VB; Occ. B. Work includes improvements to the existing site with additional accessible parking stalls and modifications to existing landscaping. TI for occupancy will be part of future permit. PHASED PERMIT COM-2000126: exterior and site demo, new underground utilities. - PLNG-INSP
EPC Submittal - Remodel of Commercial Building - Tenant improvement in existing medical office building.
UCDH Renovation - PHASED PERMIT
EPC - PHASED PERMIT for COM-1922620 - demolition and abatement of all architectural elements, demolition of site/landscape elements, installation of site utilities, and underground work for mechanical, electrical, and plumbing.
EPC Submittal - Remodel of Commercial Building - Phased permit under COM-1922620 for the demolition and abatement of all architectural elements, demolition of site/landscape elements, installation of site utilities, and underground work for mechanical, electrical and plumbing.
EPC Submittal - Remodel of Commercial Building - Renovation of existing shell and core. Work includes improvements to the existing site with additional accessible parking stalls. TI will be part of future permit.
Interior Wall Partition Demo
Interior Wall Partition Demolition 1st floor only.