Sacramento 95816 · Midtown / Winn Park / Capital Avenue · APN 007-0332-016-0000 · City of Sacramento
Since October 2024 within ½ mile: 116 homes completed, 16 permitted, 337 proposed or in review; 2 demolitions.
46 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.
896 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.
$265,000
Benchmark range: $233,000 – $297,000
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-3A as multifamily 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.
Permit issued and active for 4.1 yr (first record Sep 27, 2022), with no completion or new permit record in 3.1 yr. · 1 unit · $230,184 declared valuation
In "Entitled" for 3.1 yr (since Oct 6, 2023), with no new permit record in 3.1 yr. · 24 units
Permit issued and active for 3 yr (first record Nov 1, 2023), with no completion or new permit record in 2.9 yr. · 2 units · $175,000 declared valuation
In "Entitled" for 4.5 yr (since Apr 29, 2022), with no new permit record in 2.9 yr. · 600 units · $200,000,000 declared valuation
In "Entitled" for 2.6 yr (since Apr 5, 2024), with no new permit record in 2.6 yr. · 2 units
In "Entitled" for 2.6 yr (since Apr 5, 2024), with no new permit record in 2.6 yr. · 1 unit · $99,402 declared valuation
Latest published Zillow Home Value Index (ZHVI) update
Changed from $693,177 in September 2025 to $703,902 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95816 (not a parcel appraisal)
2525 N St · $5,000 valuation
Records span Aug 4, 2026 to Aug 20, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3005 O St · 1 unit · $180,000 valuation
Records span Jul 22, 2025 to Aug 7, 2026 (3 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2100 Q St · 9 units · $2,380,782 valuation
Records span Aug 4, 2026 to Aug 6, 2026 (10 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2211 T St · 1 unit · $50,000 valuation
Records span Dec 2, 2025 to Jul 30, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2516 Neighbors Aly · 2 units · $218,520 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
1802 Mural Walk · 6 units · $2,648,000 valuation
Records span Jan 2, 2024 to Jul 15, 2026 (25 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2513 Matsui Aly · 1 unit · $210,925 valuation
Records span Dec 13, 2025 to Jun 17, 2026 (3 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2427 Quill Aly · 2 units · $287,603 valuation
Records span May 29, 2025 to Jun 8, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
1919 25th St · 1 unit · $43,643 valuation
Records span Dec 24, 2024 to May 1, 2026 (4 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2520 Opera Aly · 2 units · $208,337 valuation
Records span Oct 30, 2025 to Mar 26, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2313 Tomato Aly · 1 unit · $160,537 valuation
Records span Jun 20, 2025 to Mar 12, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2223 Matsui Aly · 1 unit · $37,126 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2208 Neighbors Aly · 2 units · $585,880 valuation
Records span Dec 4, 2023 to Feb 20, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2513 Neighbors Aly · 1 unit · $300,000 valuation
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 4.5 yr (first record Apr 29, 2022) with no new permit activity recorded in 2.9 yr. High-impact scale (600 housing units, $200,000,000 declared valuation across 1 permit).
Active in "Fee estimate" for 4.2 yr (first record Aug 24, 2022) with no new permit activity recorded in 16 mo. High-impact scale (248 housing units, $65,000,000 declared valuation across 2 permits).
Active in "Entitled" for 17 mo (first record Jun 9, 2025) with no new permit activity recorded in 17 mo. High-impact scale (42 housing units across 0 permits).
Active in "Entitled" for 3.1 yr (first record Oct 6, 2023) with no new permit activity recorded in 3.1 yr. High-impact scale (24 housing units across 0 permits).
Active in "Entitled" for 2.3 yr (first record Jul 17, 2024) with no new permit activity recorded in 2.3 yr. High-impact scale (6 housing units across 0 permits).
Active in "Issued" for 15 mo (first record Jul 30, 2025) with no new permit activity recorded in 12 mo.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,682 parcels
+41.7% YoY
City baseline: 30.6 / 1k
87 in trailing 24m
Includes 11 ADUs
HUD Small Area Fair Market Rent · ZIP 95816
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 ($2,650/yr) + local voter-approved bond debt ($371/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
+$3,779/yr
Cash needed: $58,300
NOI: $19,859/yr
P&I: $1,340/mo
For $0/mo net cash flow
At $2,725/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 | $2,507/mo | +$2/mo | 0.0% | $2,505/mo | +$74/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,725/mo | +$315/mo | 6.5% | $2,318/mo | +$542/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,889/mo | +$495/mo | 10.2% | $2,264/mo | +$898/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 ↗
No building permits are recorded for this parcel since 2016.
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
0.04 acres
Assessor's classification for assessment purposes. This is not zoning.
2427 QUILL ALY; 2429 QUILL ALY
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 007-0332-016-0000. 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.