Sacramento 95811 · Southern Pacific / Richards · APN 002-0300-022-0000 · City of Sacramento
Since October 2024 within ½ mile: 345 homes completed (69 of them deed-restricted affordable); 2 demolitions; 6 commercial or mixed-use projects.
8 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.
254 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.
$200,000
Benchmark range: $170,000 – $230,000
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
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 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
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.
Permit issued and active for 8.3 yr (first record Jul 27, 2018), with no completion or new permit record in 8.1 yr. · 1 unit · $450,098 declared valuation
Permit issued and active for 8.2 yr (first record Sep 4, 2018), with no completion or new permit record in 8 yr. · 1 unit · $244,668 declared valuation
Permit issued and active for 8.2 yr (first record Sep 4, 2018), with no completion or new permit record in 8 yr. · 1 unit · $234,734 declared valuation
Permit issued and active for 8.2 yr (first record Sep 4, 2018), with no completion or new permit record in 8 yr. · 1 unit · $223,132 declared valuation
In "Fee estimate" for 7.6 yr (since Apr 10, 2019), with no new permit record in 7.6 yr. · $5,628,365 declared valuation
In "Entitled" for 6.9 yr (since Dec 9, 2019), with no new permit record in 6.9 yr. · 150 units
Nearby permit (f016a34b6070ec30c183a3c0245b4756113bc676): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (be19a119260e02285fe745316d35993d422e96f8): First appeared in published agency feed
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 $590,323 in September 2025 to $570,635 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95811 (not a parcel appraisal)
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
11 7th St · $450,000,000 valuation
Records span Aug 27, 2025 to Jun 11, 2026 (18 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Plan revision / deferred submittal permit application filed (COM-2611658)
Railyards- Pavilion Revision #1
EPC - Revision for (COM-2226439) value engineered redesign of the permitted Pavilion building. Scope includes construction of a new 9,800 SF cold shell, type V-B building as part of the "Central Shops Plaza" Development. The building systems and exterior materials have changed, and the building footprint has increased by 600 SF. THE REVIEW FOR THIS PROJECT SHOULD BE TREATED AS A SEPARATE PERMIT. THE FILES FROM THIS REVIEW WILL REPLACE THE FILES IN COM-2226439. REVIEW FOR SITE WORK AT THIS PROJECT SITE WAS DONE UNDER COM-2223065.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
New commercial / non-residential building permit issued (COM-2226439)
RAILYARDS: Central Shops at the Railyards - Pavilion
EPC - Construction of 9,200 SF Type VB, Occupancy A-2 Pavilion building, 3270SF Roof covering, - PLNG-INSP FOR INSEPCTIONS, PLEASE USE THE APPROVED PLANS FROM COM-2611658. · Declared valuation: $2,500,000 · Contractor: Kprs Construction Services Llc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
350 Stanford Ln · $480,000 valuation
Records span Oct 30, 2025 to Dec 2, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
220 Summit Tunnel Ave · $140,394,000 valuation
Records span Dec 6, 2023 to Nov 25, 2025 (36 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Annual ZIP 95811 home-value index checkpoint
Changed from $620,164 in September 2024 to $590,323 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95811 (not a parcel appraisal)
11 7th St · $450,000,000 valuation
Records span Aug 19, 2022 to Jul 7, 2025 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
251 6th St · 345 units · 69 affordable · $83,227,016 valuation
Records span Dec 13, 2019 to May 16, 2025 (34 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
234 Sequoia Pacific Blvd · $74,488 valuation
Records span Dec 12, 2024 to Dec 13, 2024 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Annual ZIP 95811 home-value index checkpoint
Changed from $625,551 in September 2023 to $620,164 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95811 (not a parcel appraisal)
530 7th St · 150 units · 149 affordable · $25,000,000 valuation
Records span Apr 20, 2021 to Jul 24, 2024 (16 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 →Active in "Fee estimate" for 2.6 yr (first record Apr 3, 2024) with no new permit activity recorded in 2.6 yr. High-impact scale (300 housing units, $80,216,824 declared valuation across 1 permit).
Active in "Entitled" for 5.6 yr (first record Apr 9, 2021) with no new permit activity recorded in 5.6 yr. High-impact scale (150 housing units across 0 permits).
Active in "Entitled" for 6.9 yr (first record Dec 9, 2019) with no new permit activity recorded in 6.9 yr. High-impact scale (150 housing units across 0 permits).
Active in "Fee estimate" for 3.9 yr (first record Dec 2, 2022) with no new permit activity recorded in 3.9 yr. High-impact scale (21 housing units, $10,630,000 declared valuation across 1 permit).
Active in "Fee estimate" for 7.6 yr (first record Apr 10, 2019) with no new permit activity recorded in 7.6 yr. High-impact scale ($5,628,365 declared valuation across 1 permit).
High-impact scale ($2,500,000 declared valuation across 7 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 291 parcels
−50.0% YoY
City baseline: 30.6 / 1k
12 in trailing 24m
Includes 0 ADUs
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 ($2,000/yr) + local voter-approved bond debt ($280/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
+$5,213/yr
Cash needed: $44,000
NOI: $17,349/yr
P&I: $1,011/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 | +$162/mo | 4.4% | $1,960/mo | +$225/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,375/mo | +$434/mo | 11.8% | $1,814/mo | +$632/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 | +$591/mo | 16.1% | $1,772/mo | +$943/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 ↗
IssuedDec 12, 2022 – Jun 2, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Railyards- Pavilion Revision #1
EPC - Revision for (COM-2226439) value engineered redesign of the permitted Pavilion building. Scope includes construction of a new 9,800 SF cold shell, type V-B building as part of the "Central Shops Plaza" Development. The building systems and exterior materials have changed, and the building footprint has increased by 600 SF. THE REVIEW FOR THIS PROJECT SHOULD BE TREATED AS A SEPARATE PERMIT. THE FILES FROM THIS REVIEW WILL REPLACE THE FILES IN COM-2226439. REVIEW FOR SITE WORK AT THIS PROJECT SITE WAS DONE UNDER COM-2223065.
RAILYARDS: Central Shops at the Railyards - Pavilion
EPC - Construction of 9,200 SF Type VB, Occupancy A-2 Pavilion building, 3270SF Roof covering, - PLNG-INSP FOR INSEPCTIONS, PLEASE USE THE APPROVED PLANS FROM COM-2611658.
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
0.36 acres
Assessor's classification for assessment purposes. This is not zoning.
400 STEVENS 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 002-0300-022-0000. 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.