Sacramento 95814 · Downtown · APN 006-0098-020-0000 · City of Sacramento
Since October 2024 within ½ mile: 233 homes completed, 298 permitted, 54 proposed or in review (475 of them deed-restricted affordable); 1 commercial or mixed-use project.
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.
597 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.
$593,000
Benchmark range: $522,000 – $664,000
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.
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
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 "In review" for 8.1 yr (since Oct 2, 2018), with no new permit record in 5.8 yr. · 55 units · $90,000,000 declared valuation
In "Entitled" for 8.2 yr (since Aug 7, 2018), with no new permit record in 8.2 yr. · 1 unit
In "Entitled" for 8.2 yr (since Aug 8, 2018), with no new permit record in 8.2 yr. · 1 unit
In "Entitled" for 8.1 yr (since Oct 3, 2018), with no new permit record in 8.1 yr. · 1 unit
In "Entitled" for 7.9 yr (since Dec 5, 2018), with no new permit record in 7.9 yr. · 1 unit
In "Entitled" for 7.8 yr (since Jan 3, 2019), with no new permit record in 7.8 yr. · 120 units
Nearby permit (98922d5f7e8dcab4239fe1b3a3a660c14b74fd48): 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
Nearby permit (084d3ddcce49f64f7a1c712c63560a51e6c33d71): 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 (306bba86249c7d230d23f9b0db0f13cb06014680): 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 $532,465 in September 2025 to $516,174 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95814 (not a parcel appraisal)
609 11th St · 2 units · $808,510 valuation
Records span Feb 2, 2024 to Mar 20, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
815 11th St · 52 units · 51 affordable · $9,500,000 valuation
Records span Jun 26, 2024 to Oct 23, 2025 (18 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
1330 N St · 96 units · $25,926,740 valuation
Records span Mar 3, 2020 to Oct 20, 2025 (17 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Annual ZIP 95814 home-value index checkpoint
Changed from $570,381 in September 2024 to $532,465 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95814 (not a parcel appraisal)
1022 G St · 3 units · $750,000 valuation
Records span Jun 2, 2022 to Aug 29, 2025 (3 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
805 R St · 241 units · 239 affordable · $33,544,000 valuation
Records span Dec 13, 2022 to Apr 21, 2025 (13 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
52 units · 51 affordable
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
615 11th St · 5 units · $800,000 valuation
Records span Feb 21, 2023 to Jan 7, 2025 (5 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
1117 9th St · 134 units · 134 affordable · $32,557,000 valuation
Records span Jul 9, 2020 to Dec 27, 2024 (25 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Annual ZIP 95814 home-value index checkpoint
Changed from $602,954 in September 2023 to $570,381 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95814 (not a parcel appraisal)
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 "In review" for 8.1 yr (first record Oct 2, 2018) with no new permit activity recorded in 5.8 yr. High-impact scale (55 housing units, $90,000,000 declared valuation across 3 permits).
Active in "Fee estimate" for 7.8 yr (first record Jan 18, 2019) with no new permit activity recorded in 7.8 yr. High-impact scale (218 housing units, $49,590,693 declared valuation across 1 permit).
Active in "Entitled" for 7.8 yr (first record Jan 3, 2019) with no new permit activity recorded in 7.8 yr. High-impact scale (120 housing units across 0 permits).
Active in "Entitled" for 5.4 yr (first record May 26, 2021) with no new permit activity recorded in 5.4 yr. High-impact scale (10 housing units across 0 permits).
Active in "Entitled" for 3.7 yr (first record Mar 2, 2023) with no new permit activity recorded in 3.7 yr. High-impact scale (204 housing units across 0 permits).
Active in "In review" for 2.8 yr (first record Jan 19, 2024) with no new permit activity recorded in 2.8 yr. High-impact scale (206 housing units, $61,800,000 declared valuation across 1 permit).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,421 parcels
−13.8% YoY
City baseline: 30.6 / 1k
162 in trailing 24m
Includes 3 ADUs
HUD Small Area Fair Market Rent · ZIP 95814
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 ($5,950/yr) + local voter-approved bond debt ($833/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$25,580/yr
Cash needed: $130,900
NOI: $10,524/yr
P&I: $3,009/mo
For $0/mo net cash flow
At $2,125/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 | $1,955/mo | −$2,376/mo | -21.8% | $5,271/mo | −$2,354/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,125/mo | −$2,132/mo | -19.5% | $4,879/mo | −$1,989/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,253/mo | −$1,991/mo | -18.3% | $4,766/mo | −$1,711/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 review55 unitsOct 2, 2018 – Jan 7, 2021
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Canopy Hotel
MULTI-FAMILY HOUSING - EPC - New 14-story, 249,338 gross SF, mixed use hotel building with 265 guestrooms and 55 guest suites. 1-story below grade valet public parking (26,980 SF). Type I-A; Occ. A-2 (Restaurant 3,252 SF), A-3 (4,740 SF), B (Back of House for Hotel & Restaurant is 11,064 SF / Separate Office Use on 14th Floor is 11,574 SF), M (Mercantile, 327 SF), R-1 (Hotel 182,537), S-1, S-2. DEMOLITION: Existing 2-story (basement & first) office building (Assessor data shows 49,065 SF existing gross building area). DEFERRED ITEMS: Stairs, Sprinkler/Alarm, Fuel & Hazardous Material Tanks, Kitchen Extinguishing System, Emergency Com System. SEPARATE REVIEW/PERMTIS: Pool/Spa, Signage, Car Stacker. - PLNG-INSP
ESTIMATE - Hotel Mixed Use
FEE ESTIMATE ONLY. New 14-story, 239,245 SF mixed use 265 room hotel with 61 apartments and 3,446 SF ground floor retail/restaurant. For PIF/CCIF all 61 residential units = 750 SF; total unit net area is 32,542 SF. Type IA Construction. Gross Building Area by Occ. Group: R-1 Hotel (167,160 SF); R-2 Apts (46,420 SF); A-2 Restaurant (3,446 SF); S-2 Basement Parking (22,219 SF); total exterior covered area and deck 11,115 SF. DEMOLITION OF EXISTING ~55,000 SF OFFICE. - PLNG-INSP
ESTIMATE - Hotel/Condo Mixed Use
FEE ESTIMATE ONLY. New 13-story (plus basement) hotel/condo mixed use, total 288,000 SF. 244 hotel rooms and 60 condominium units. Construction Type IA; Occ. Groups - 108,000 SF R-1 (Hotel); 72,000 SF R-2 (Condos); 45,000 SF A-2 (Restaurant/Lobby/Retail); 63,000 SF S-2 (Parking Garage). DEMOLITION OF EXISTING ~55,000 SF OFFICE. - PLNG-INSP
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 |
|---|---|---|---|---|---|---|
| 2020 | Capitol Hotel and Apartments(P20-008) | 5+ · Renter | 50 (Sep 2, 2020) | — | — | — |
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
0.62 acres
Assessor's classification for assessment purposes. This is not zoning.
1116 9TH ST; 831 L 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 006-0098-020-0000. 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.