Sacramento 95819 · River Park · APN 005-0172-010-0000 · City of Sacramento
Since October 2024 within ½ mile: 5 homes completed, 2 permitted, 1 proposed or in review.
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.
475 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.
$1,006,000
Benchmark range: $885,000 – $1,127,000
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 "Fee estimate" for 8.8 yr (since Jan 9, 2018), with no new permit record in 8.8 yr. · $1,800,000 declared valuation
In "Entitled" for 5.6 yr (since Apr 9, 2021), with no new permit record in 5.6 yr. · 1 unit
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 3.8 yr (since Jan 24, 2023), with no new permit record in 3.8 yr. · 1 unit
In "Entitled" for 23 mo (since Nov 18, 2024), with no new permit record in 23 mo. · 1 unit · $75,000 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)
5711 Carlson Dr · 1 unit · $43,296 valuation
Records span Jun 8, 2026 to Aug 10, 2026 (1 permit).
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)
Roof replacement permit application filed (RES-2525540)
Current status: Finaled
E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 9 squares of Composite Class A. In-progress inspection required if 10 squares or greater. · Declared valuation: $6,800 · Contractor: Gvl Roofing
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Roof replacement permit issued (RES-2525540)
Recorded status: Finaled
E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 9 squares of Composite Class A. In-progress inspection required if 10 squares or greater. · Declared valuation: $6,800 · Contractor: Gvl Roofing
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Solar / battery storage permit issued (RES-2523203)
7.8kw Solar PV System, 13.5 kw PV Storage
7.8kw Solar PV System, 13.5 kw PV Storage System Size 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). · Declared valuation: $46,486 · Contractor: North Valley Llc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Solar / battery storage permit application filed (RES-2523203)
7.8kw Solar PV System, 13.5 kw PV Storage
7.8kw Solar PV System, 13.5 kw PV Storage System Size 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). · Declared valuation: $46,486 · Contractor: North Valley Llc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
223 Sandburg Dr · 1 unit · $120,650 valuation
Records span Jul 10, 2025 to Oct 28, 2025 (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 (ADU)
Reported in 2025 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
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)
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)
5423 Callister Ave · 1 unit · $162,000 valuation
Records span Nov 20, 2024 to Feb 11, 2025 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
5422 Spilman Ave · 1 unit · $75,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Building permit reported to State HCD for 1 housing unit (ADU)
Reported in 2024 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
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 8.8 yr (first record Jan 9, 2018) with no new permit activity recorded in 8.8 yr. High-impact scale ($1,800,000 declared valuation across 6 permits).
Active in "Entitled" for 4.8 yr (first record Dec 29, 2021) with no new permit activity recorded in 4.8 yr.
Active in "Entitled" for 5.6 yr (first record Apr 9, 2021) with no new permit activity recorded in 5.6 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 23 mo (first record Nov 18, 2024) with no new permit activity recorded in 23 mo.
Active in "Entitled" for 3.8 yr (first record Jan 24, 2023) with no new permit activity recorded in 3.8 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 ($10,050/yr) + local voter-approved bond debt ($1,407/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$50,256/yr
Cash needed: $221,100
NOI: $10,726/yr
P&I: $5,082/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 | −$4,492/mo | -24.4% | $8,709/mo | −$4,481/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,650/mo | −$4,188/mo | -22.7% | $8,061/mo | −$4,026/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 | −$4,013/mo | -21.8% | $7,874/mo | −$3,681/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 unitsAug 9, 2024 – Jun 19, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 9 squares of Composite Class A. In-progress inspection required if 10 squares or greater.
7.8kw Solar PV System, 13.5 kw PV Storage
7.8kw Solar PV System, 13.5 kw PV Storage System Size 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).
ADU
EPC - Construction of new detached 24x24 ADU 576 sq ft solar exempt
Change-out w/new ducts Split System to Split System. 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: Drain Line replacement or repair, 40 L.F. Water Re-pipe, 100 L.F.
Change-out installation of Gas - 040 gallon to Electric - 052 gallon, located outside building, within Existing Exterior Enclosure.
Window & Door C/O
Change out (12) Windows and (2) Patio Doors like for like retrofit. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
REVISION TO RES-2012601
2 modules moved to another mounting plane
Roof Mounted PV 4.08kW
4.08kw 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).” REVISION RES-2013648-2 modules moved to another mounting plane.
Panel C/O 100A-200A
AA: existing panel 100 Amps - Overhead service, new main panel 200 Amps, Replacement weather head/masthead work, main breaker replacement.
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 | ADU(RES-2417797) | ADU · Renter | — | — | 1 (Jun 19, 2025) | — |
| 2024 | ADU(RES-2417797) | ADU · Renter | 1 (Aug 9, 2024) | 1 (Nov 5, 2024) | — | — |
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
0.17 acres
Assessor's classification for assessment purposes. This is not zoning.
71 SANDBURG DR; 71 SANDBURG DR # 2 # 2
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 005-0172-010-0000. 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.