Sacramento 95815 · Point West · APN 277-0320-001-0000 · City of Sacramento
Zoned C-2-R-PUD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $368,000 ($324,000–$412,000).
On-parcel permit history is indexed through Aug 8, 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)
Commercial tenant improvement (COM-2304456): Issued after 19 mo (9.3× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, 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.
$368,000
Benchmark range: $324,000 – $412,000
Closest lead: Arden Garden LLC (0.39 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)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$387/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: 164 homes completed; 4 commercial or mixed-use projects.
9 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.
192 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 10.2 yr (since Aug 16, 2016), with no new permit record in 10.2 yr. · 1 unit · $342,362 declared valuation
In "Fee estimate" for 5.9 yr (since Dec 24, 2020), with no new permit record in 5.9 yr. · $3,435,750 declared valuation
In "Entitled" for 4.5 yr (since May 24, 2022), with no new permit record in 4.5 yr. · 6 units
Permit issued and active for 3.3 yr (first record Jul 18, 2023), with no completion or new permit record in 2.7 yr. · 1 unit · $81,379 declared valuation
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 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
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 solar / battery storage (671 Southgate Rd): First appeared in published agency feed
Record RES-2622202 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (1901 Royal Oaks Dr): Status changed from Plan Check Target to Plan Check Wait
Record COM-2620801 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2045 Forrest St): Status changed from Issued to Finaled
Record RES-2619144 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (1600 Expo Pkwy): First appeared in published agency feed
Record COM-2622415 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2180 Cambridge St): First appeared in published agency feed
Record RES-2623005 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (1601 Expo Pkwy): Status changed from Expired Permit to Issued
Record COM-2327046 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (561 Garden St): Status changed from Issued to Finaled
Record RES-2616982 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (1111 Exposition Blvd 700): First appeared in published agency feed
Record COM-2622804 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (551 Southgate Rd): Status changed from Issued to Finaled
Record RES-2620897 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (1420 River Park Dr 200): First appeared in published agency feed
Record COM-2623414 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Latest published Zillow Home Value Index (ZHVI) update
Changed from $354,204 in September 2025 to $348,970 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95815 (not a parcel appraisal)
901 Joellis Way · $1,565,805 valuation
Records span Jul 15, 2026 to Jul 16, 2026 (3 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project 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 4.5 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 "Fee estimate" for 5.9 yr (since Dec 24, 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 ($3,435,750 declared valuation across 1 permit).
Issued after 19 mo (9.3× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Issued after 2 mo (3.3× the 19d median) — above the 75th percentile for sign permits in City of Sacramento (median 19d, 75th pct 42d, n=1,075).
Issued after 5 mo (2.4× 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 "Fee estimate" for 10.2 yr (since Aug 16, 2016), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Contractor Management Group | Addition (adds square footage) | 1 on parcel3 in ½ mi | $381,946 | 0 vs 3 prior |
| Duramax Roofing | Roof replacement | 1 on parcel1 in ½ mi | $75,500 | 0 vs 0 prior |
| All Construction Services | Commercial tenant improvement | 1 on parcel1 in ½ mi | $14,580 |
| 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 ($3,700/yr) + local voter-approved bond debt ($518/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.
−$11,916/yr
Cash needed: $81,400
NOI: $10,535/yr
P&I: $1,871/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 | −$1,206/mo | -17.8% | $3,385/mo | −$1,177/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,850/mo | −$993/mo | -14.6% | $3,133/mo | −$859/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 | −$871/mo | -12.8% | $3,060/mo | −$618/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), 117 squares of PVC Single Ply. CRRC: 0640-0001
REVISION TO COM-2304456
EPC - REVISION TO COM-2304456: Revising Plumbing and Electrical plans to match field conditions per field inspector for Plumbing and Electrical
remodel
EPC - THE SPACE WILL OPERATE AS STORAGE FACILITY FOR CONVENIENCE STORE ITEMS THAT WILL BE DISTRIBUTED BY DOOR DASH. PROJECT SCOPE INCLUDES MINOR MODIFICATIONS TO CREATE A NEW VESTIBULE AND AN ADA COMPLIANT BATHROOM. THE SCOPE ALSO INCLUDES THE NECESSARY MECHANICAL, PLUMBING AND ELECTRICAL IMPROVEMENTS TO SUPPORT THE USE. cycle 3 additional equipment added per request of client and new fire sprinklers SEE REVISION COM-2506539: Revising Plumbing and Electrical plans to match field conditions per field inspector for Plumbing and Electrical
1803 TRIBUTE ROAD SUITE B
INSTALLATION OF 1 EXTERIOR ILLUMINATED CHANNEL LOGO WITH WIREWAY AND 10 WINDOW DECALS.
cooler
EPC - INSTALL A NEW WALK IN COOLER IN AN EXISTING SPACE WITH EXISTING ELECTRICAL CIRCUITS
1803 Tribute Rd Suites B & C - Install 1 Sign
Installation of non-illuminated attached wall sign.
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
0.27 acres
Assessor's classification for assessment purposes. This is not zoning.
1803 TRIBUTE RD; 1803 TRIBUTE RD STE A STE A; 1803 TRIBUTE RD STE B STE B
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 277-0320-001-0000. 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.
| Ainor Signs | Sign | 1 on parcel1 in ½ mi | $2,335 | 2 vs 0 prior |
| Martin Sign | Sign | 1 on parcel1 in ½ mi | $859 | 0 vs 0 prior |
| J Sutter Builders Recent nearby: 1425 River Park Dr 100 (Feb 4, 2026) | Commercial tenant improvement | 31 in ½ mi | $2,328,055 | 17 vs 18 prior−6% |
| Icon General Contractors Recent nearby: 1455 Response Rd 165 (Sep 14, 2023) | Commercial tenant improvement | 13 in ½ mi | $1,077,665 | 39 vs 62 prior−37% |
| Jackson Properties Recent nearby: 1375 Exposition Blvd (Mar 24, 2026) | Commercial tenant improvement | 10 in ½ mi | $917,000 | 12 vs 23 prior−48% |
| Pacific Neon Recent nearby: 1791 Tribute Rd (Jan 23, 2019) | Remodel / interior alteration | 7 in ½ mi | $68,388 | 0 vs 0 prior |
| Dynamic Trades Recent nearby: 1021 Fee Dr (May 12, 2022) | Commercial tenant improvement | 5 in ½ mi | $1,363,040 | 1 vs 4 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.