Sacramento 95811 · Southern Pacific / Richards · APN 002-0010-082-0000 · City of Sacramento
Since October 2024 within ½ mile: 359 homes completed, 238 permitted, 4 proposed or in review (135 of them deed-restricted affordable); 5 demolitions; 6 commercial or mixed-use projects.
24 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.
269 permits within ½ mile since October 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 Oct 1, 2026 · Retrieved Oct 22, 2026
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 Oct 22, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Oct 26, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Oct 26, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Oct 26, 2026) · Zoning classes: our classification of C-3 as commercial, checked against the zone description on Oct 24, 2026
HUD Small Area Fair Market Rent · ZIP 95811
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 ($5,700/yr) + local voter-approved bond debt ($798/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$21,456/yr
Cash needed: $125,400
NOI: $13,131/yr
P&I: $2,882/mo
For $0/mo net cash flow
At $2,375/mo 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 | $2,185/mo | −$2,061/mo | -19.7% | $5,062/mo | −$2,027/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,375/mo | −$1,788/mo | -17.1% | $4,685/mo | −$1,619/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,518/mo | −$1,631/mo | -15.6% | $4,576/mo | −$1,309/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 ↗
In reviewAug 27, 2025 – Jun 11, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
SRFC- REVISED CIVIL
Revision to (COM-2605577) civil site work for the SRFC stadium. Please see the SUPP file for narrative.
SRFC Stadium -PHASED PERMIT FOR DRY UTILITIES
EPC - PHASED PERMIT TO COM-2518055 for dry utilities
SRFC Stadium- Phased Permit for Foundation Only
EPC - Phased permit to COM-2518055. Scope of work includes structural foundations to support the new 20,000 seat capacity multi-purpose stadium. All items outside of this scope to be included in future phased permits. - PLNG-INSP SUPER STRUCTURE WILL BE IN ANOTHER PHASED PERMIT APPLICATION.
SRFC Stadium -PHASED PERMIT FOR GROUND IMPROVEMENTS
EPC - PHASED PERMIT TO COM-2518055 for Ground improvement of the foundation
SHARED PLANS- Outbuilding #11 at SRFC Stadium
EPC - SHARED PLANS- BUILDING #11 PROVIDES SUPPORT OFFICES FOR SECURITY AND OPERATION, AND SITE BACK OF HOUSE SUPPORTING STAFF AREAS. THIS RECORD IS FOR BUILDING #11 - PLNG-INSP Shared plans reviewed under COM-2612152
SHARED PLANS- Outbuilding #10 at SRFC Stadium
EPC - SHARED PLANS- BUILDING #10 PROVIDES A SMALL GUEST SERVICES BUILDING FOR A FIRST AID OFFICE AND STORAGE. THIS RECORD IS FOR BUILDING #10 - PLNG-INSP Shared plans reviewed under COM-2612152
SHARED PLANS- Outbuilding #9 at SRFC Stadium
EPC - SHARED PLANS- BUILDING #9 PROVIDES FOOD & BEVERAGE CONCESSIONS AND BACK OF HOUSE SUPPORTING KITCHEN SPACE. BUILDING PROVIDES (1) INDEPENDENTLY OPERATING KITCHEN WITH (2) SERVICE SPACES. THIS RECORD IS FOR BUILDING #9 - PLNG-INSP Shared plans reviewed under COM-2612152
SHARED PLANS- Outbuilding #8 at SRFC Stadium
EPC - SHARED PLANS- BUILDING #8 PROVIDES FOOD & BEVERAGE CONCESSIONS AND BACK OF HOUSE SUPPORTING KITCHEN SPACE. BUILDING PROVIDES (1) INDEPENDENTLY OPERATING KITCHEN WITH (2) SERVICE SPACES. THIS RECORD IS FOR BUILDING #8 - PLNG-INSP Shared plans reviewed under COM-2612152
SHARED PLANS- Outbuilding #7 at SRFC Stadium
EPC - SHARED PLANS- BUILDING #7 PROVIDES FOOD & BEVERAGE CONCESSIONS AND BACK OF HOUSE SUPPORTING KITCHEN SPACE. BUILDING PROVIDES (1) INDEPENDENTLY OPERATING KITCHEN AND SERVICE SPACE. THIS RECORD IS FOR BUILDING #7 - PLNG-INSP Shared plans reviewed under COM-2612152
SHARED PLANS- Outbuilding #6 at SRFC Stadium
EPC - SHARED PLANS- BUILDING #6 PROVIDES FOOD & BEVERAGE CONCESSIONS AND BACK OF HOUSE SUPPORTING KITCHEN SPACE. BUILDING PROVIDES (1) INDEPENDENTLY OPERATING KITCHEN WITH (3) SERVICE SPACES. THIS RECORD IS FOR BUILDING #1 - PLNG-INSP Shared plans reviewed under COM-2612152
SHARED PLANS- Outbuilding #5 at SRFC Stadium
EPC - SHARED PLANS- BUILDING #5 WILL PROVIDE FOOD AND BEVERAGE CONCESSIONS AND BACK OF HOUSE SUPPORTING KITCHEN SPACE. BUILDING PROVIDES (1) INDEPENDENTLY OPREATING KITCHEN AND SERVICE SPACES. THIS RECORD IS FOR BUILDING #5 - PLNG-INSP Shared plans reviewed under COM-2612152
SHARED PLANS- Outbuilding #4 at SRFC Stadium
EPC - SHARED PLANS- BUILDING #4 WILL PROVIDE FOOD AND BEVERAGE CONCESSIONS AND BACK OF HOUSE SUPPORTING KITCHEN SPACE. BUILDING PROVIDES (2) SEPARATELY OPREATING KITCHEN AND SERVICE SPACES. THIS RECORD IS FOR BUILDING #4 - PLNG-INSP Shared plans reviewed under COM-2612152
SHARED PLANS- Outbuilding #3 at SRFC Stadium
EPC - SHARED PLANS- BUILDING #3 WILL PROVIDE FOOD AND BEVERAGE CONCESSIONS AND BACK OF HOUSE SUPPORTING KITCHEN SPACE. BUILDING PROVIDES (2) SEPARATELY OPREATING KITCHEN AND SERVICE SPACES. THIS RECORD IS FOR BUILDING #3 - PLNG-INSP Shared plans reviewed under COM-2612152
SHARED PLANS- Outbuilding #2 at SRFC Stadium
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Oct 1, 2026 · Retrieved Oct 22, 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 Oct 26, 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 Oct 10, 2026 · Retrieved Oct 22, 2026
37.91 acres
Assessor's classification for assessment purposes. This is not zoning.
11 7TH ST; 15 7TH ST
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Oct 25, 2026 · Retrieved Oct 25, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 002-0010-082-0000. 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.
EPC - SHARED PLANS- BUILDING #2 PROVIDES (2) RETAIL COMPONENETS AND BACK OF HOUSE STORAGE SPACE, SERVING PRIMARY TEAM STORE RETAIL SPACE. THIS RECORD IS FOR BUILDING #2 - PLNG-INSP Shared plans reviewed under COM-2612152
SHARED PLANS- Outbuilding #1 at SRFC Stadium
EPC - SHARED PLANS- CONSTRUCTION OF 11 ONE-STORY, TYPE-V-B, NON-SPRINKLERED BUILDINGS. FREE STANDING, SEPARATE PART OF STADIUM/CAMPUS PROJECT. THE BUILDINGS WILL BE PROVIDING BOX OFFICE, FOOD & BEVERAGE CONCESSIONS, BACK OF HOUSE KITCHEN, RETAIL, RESTROOM AND OFFICE SPACE COMPONENTS AND BACK OF HOUSE STORAGE SPACE SERVING PRIMARY TEAM STORE RETAIL SPACE. ALL FEES FOR THIS PROJECT WILL BE COLLECTED FROM COM-2518055. THIS RECORD IS FOR BUILDING #1 - PLNG-INSP SHARED PLANS REVIEW includes: COM-2612152 - BUILDING 1 COM-2612155 - BUILDING 2 COM-2612159 - BUILDING 3 COM-2612162 - BUILDING 4 COM-2612164 - BUILDING 5 COM-2612167 - BUILDING 6 COM-2612169 - BUILDING 7 COM-2612171 - BUILDING 8 COM-2612173 - BUILDING 9 COM-2612175 - BUILDING 10 COM-2612178 - BUILDING 11
SRFC Stadium - PHASED PERMIT for Site Work
EPC - PHASED PERMIT TO COM-2518055. Work includes civil site improvements to support the new 20,000 seat capacity multi-purpose stadium. In addition, there will be grading, utilities, water quality/bioretention, drainage, vehicular parking, maneuvering areas, pedestrian circulation hardscape/concourse and erosion control. All items outside of site civil will be included in future phased permit applications.
SRFC Stadium
EPC - FOR FEE ESTIMATE ONLY- Area of work- 609840 SF. Occupancy- A5, A2, B, M. Construction type- 1B. Construction of a 20,000-capacity open-air multi-purpose stadium. Work includes a new sports and event field, site landscaping, seating bowl, concourse and terraces. There will also be suites, clubs, locker rooms, employee workspaces, restrooms, retail, food and beverage offerings. There will be outbuildings around the stadium totaling 28,560 SF. - PLNG-INSP Please see below for gross building area take-offs. Type IB Stadium: Area Type Total Area (SF) A-2 88,591 A-5 305,669 B 57,302 S-1 2,974 S-2 47,228 TOTAL 501,764 Type VB Outbuildings: Bldg. Area Type Area (SF) 1 B 1,039 2 M 5,945 3 A-2 2,127 4 A-2 3,183 5 A-2 1,039 6 A-2 3,558 7 A-2 1,039 8 A-2 2,111 9 A-2 3,183 10 B 356 11 B 4,980 TOTAL 28,560 Overall Summary: Building / Component Area Type(s) Total Area (SF) Main Stadium Bowl A-2, A-5, B, S-1, S-2 501,764 Outbuildings (1-11) A-2, B, M 28,560 PROJECT TOTAL 530,324
SRFC Stadium
EPC - Area of work- 609840 SF. Occupancy- A5, A2, B, M. Construction type- 1B. Construction of a 20,000-capacity open-air multi-purpose stadium. Work includes a new sports and event field, site landscaping, seating bowl, concourse and terraces. There will also be suites, clubs, locker rooms, employee workspaces, restrooms, retail, food and beverage offerings. Modular buildings will be processed under separate permits. - PLNG-INSP