Sacramento 95819 · River Park · APN 005-0111-026-0000 · City of Sacramento
Since October 2024 within ½ mile: 12 homes completed, 3 permitted, 2 proposed or in review.
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.
690 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.
$843,000
Benchmark range: $742,000 – $944,000
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 4.9 yr (since Dec 16, 2021), with no new permit record in 4.9 yr. · 2 units
In "Entitled" for 4.8 yr (since Dec 29, 2021), with no new permit record in 4.8 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 4 yr (since Oct 20, 2022), with no new permit record in 4 yr. · 1 unit · $176,750 declared valuation
In "Entitled" for 3.8 yr (since Jan 24, 2023), with no new permit record in 3.8 yr. · 1 unit
Permit issued and active for 3.9 yr (first record Dec 14, 2022), with no completion or new permit record in 3.7 yr. · 1 unit · $47,831 declared valuation
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)
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)
5629 Spilman Ave · 1 unit · $243,000 valuation
Records span Oct 21, 2025 to Jan 14, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
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)
1 housing unit completed (5307 SHEPARD AVE - GARAGE CONVERSION)
Reported in 2025 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
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)
5700 State Ave · 1 unit · $25,000 valuation
Records span Mar 14, 2025 to Mar 17, 2025 (4 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
5308 Callister Ave · 1 unit · $89,560 valuation
Records span Feb 25, 2020 to Mar 3, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
508 54th St · 1 unit · $80,000 valuation
Records span Apr 12, 2024 to Feb 20, 2025 (1 permit).
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 "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 23 mo (first record Nov 18, 2024) with no new permit activity recorded in 23 mo.
Active in "Entitled" for 4 yr (first record Oct 20, 2022) with no new permit activity recorded in 4 yr.
Active in "Entitled" for 4.9 yr (first record Dec 16, 2021) with no new permit activity recorded in 4.9 yr.
Active in "Entitled" for 4.5 yr (first record Apr 21, 2022) with no new permit activity recorded in 4.5 yr.
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 ($8,450/yr) + local voter-approved bond debt ($1,183/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$38,723/yr
Cash needed: $185,900
NOI: $12,550/yr
P&I: $4,273/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 | −$3,531/mo | -22.8% | $7,367/mo | −$3,508/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,650/mo | −$3,227/mo | -20.8% | $6,819/mo | −$3,053/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 | −$3,052/mo | -19.7% | $6,661/mo | −$2,707/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 / completed1 unitsSep 21, 2023 – Sep 12, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
E-Permit: Tear Off - Yes, Resheet - Yes, 3 layer(s), 4 squares of 30yr Laminated Dimensional Composition. In-progress inspection required if 10 squares or greater.
5307 SHEPARD AVE - GARAGE CONVERSION
EPC - Conversion of 360 sf garage into new detached ADU. 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).”
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 |
|---|---|---|---|---|---|---|
| 2025 | 5307 SHEPARD AVE - GARAGE CONVERSION(RES-2320124) | ADU · Renter | — | — | 1 (Sep 12, 2025) | — |
| 2023 | 5307 SHEPARD AVE - GARAGE CONVERSION(RES-2320124) | ADU · Renter | — | 1 (Dec 28, 2023) | — | — |
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
0.16 acres
Assessor's classification for assessment purposes. This is not zoning.
5307 SHEPARD AVE; 5309 SHEPARD 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 005-0111-026-0000. 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.