Sacramento 95819 · River Park · APN 005-0043-024-0000 · City of Sacramento
Since October 2024 within ½ mile: 12 homes completed, 2 permitted, 2 proposed or in review; 1 commercial or mixed-use project.
17 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.
634 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.
$763,000
Benchmark range: $671,000 – $855,000
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 R-1 as single-family residential, 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 "Entitled" for 4 yr (since Oct 20, 2022), with no new permit record in 4 yr. · 1 unit · $176,750 declared valuation
In "Entitled" for 6.4 yr (since Jun 6, 2020), with no new permit record in 6.4 yr. · 1 unit
In "Entitled" for 5.8 yr (since Jan 14, 2021), with no new permit record in 5.8 yr. · 1 unit
In "Entitled" for 5.8 yr (since Jan 14, 2021), with no new permit record in 5.8 yr. · 1 unit
In "Entitled" for 4.5 yr (since Apr 21, 2022), with no new permit record in 4.5 yr. · 1 unit
In "Entitled" for 3.8 yr (since Jan 24, 2023), with no new permit record in 3.8 yr. · 1 unit
Latest published Zillow Home Value Index (ZHVI) update
Changed from $719,216 in September 2025 to $740,399 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95819 (not a parcel appraisal)
5308 Shepard Ave · 1 unit · $110,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
160 45th St · $400,000 valuation
Records span Sep 29, 2025 to Jul 16, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
85 52nd St · 1 unit · $200,000 valuation
Records span Jun 1, 2022 to Feb 25, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
99 46th St · 1 unit · $125,000 valuation
Records span Feb 12, 2024 to Jan 20, 2026 (5 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Roof replacement permit application filed (RES-2522132)
Current status: Finaled
No Duct Work Permitted. Change-out Roof Mount to Roof Mount (all-electric heat pump). The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%. · Declared valuation: $20,300 · Contractor: Atticman Heating & Air Conditioning Insulation Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Roof replacement permit issued (RES-2522132)
Recorded status: Finaled
No Duct Work Permitted. Change-out Roof Mount to Roof Mount (all-electric heat pump). The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%. · Declared valuation: $20,300 · Contractor: Atticman Heating & Air Conditioning Insulation Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Annual ZIP 95819 home-value index checkpoint
Changed from $733,466 in September 2024 to $719,216 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95819 (not a parcel appraisal)
5309 Shepard Ave · 1 unit · $70,000 valuation
Records span Sep 21, 2023 to Sep 12, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
5490 Aileen Way · 1 unit · $300,000 valuation
Records span May 16, 2025 to Aug 26, 2025 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
4792 Jerry Way · 1 unit · $74,186 valuation
Records span Feb 16, 2024 to Aug 6, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
5311 Camellia Ave · 1 unit · $50,000 valuation
Records span Jan 10, 2025 to Apr 17, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
70 Coloma Way · 1 unit · $185,978 valuation
Records span Jan 15, 2025 to Apr 16, 2025 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
5208 Sutter Park Way · 1 unit · $1,200,000 valuation
Records span May 3, 2022 to Apr 15, 2025 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
80 43rd St · 1 unit · $116,269 valuation
Records span Oct 26, 2022 to Mar 28, 2025 (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 →Active in "Entitled" for 4 yr (first record Oct 20, 2022) with no new permit activity recorded in 4 yr.
Active in "Issued" for 4.5 yr (first record May 3, 2022) with no new permit activity recorded in 18 mo. High-impact scale (1 housing unit, $1,200,000 declared valuation across 2 permits).
Active in "Entitled" for 3.8 yr (first record Jan 24, 2023) with no new permit activity recorded in 3.8 yr.
Active in "Entitled" for 4.5 yr (first record Apr 21, 2022) with no new permit activity recorded in 4.5 yr.
Active in "Entitled" for 6.4 yr (first record Jun 6, 2020) with no new permit activity recorded in 6.4 yr.
Active in "Entitled" for 23 mo (first record Nov 18, 2024) with no new permit activity recorded in 23 mo.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,510 parcels
+9.8% YoY
City baseline: 30.6 / 1k
86 in trailing 24m
Includes 8 ADUs
HUD Small Area Fair Market Rent · ZIP 95819
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 ($7,650/yr) + local voter-approved bond debt ($1,071/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$32,957/yr
Cash needed: $168,300
NOI: $13,462/yr
P&I: $3,868/mo
For $0/mo net cash flow
At $2,650/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 | $2,438/mo | −$3,051/mo | -21.8% | $6,697/mo | −$3,021/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,650/mo | −$2,746/mo | -19.6% | $6,198/mo | −$2,566/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,809/mo | −$2,572/mo | -18.3% | $6,054/mo | −$2,220/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 ↗
Entitled1 unitsOct 20, 2022 – Nov 4, 2022
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
No Duct Work Permitted. Change-out Roof Mount to Roof Mount (all-electric heat pump). The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%.
E-Permit: existing panel 100 Amps - Overhead service, new main panel 200 Amps, Repair weather head/masthead work, adding 4 outlets (240V).
ROOF MOUNT PV 4.8KW
4.8kw Solar PV System, and 0gal Solar WH System (water heater installed null). All supply side connections, main breaker change-out, and/or panel upgrade will require a second inspection. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314, Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).”
Detached - ADU 504sqft
EPC - Construct a new detached 504sqft ADU with 1 bed, 1 bath and 1.82kW PV solar system. ADU - $168,750, PV - $8,000 Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314, Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).” “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.”
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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2022 | 5190 ADU(IR22-385) | ADU · Renter | 1 (Oct 20, 2022) | — | — | — |
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
0.21 acres
Assessor's classification for assessment purposes. This is not zoning.
5188 MODDISON AVE; 5190 MODDISON AVE
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 005-0043-024-0000. 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.