Sacramento 95811 · Richmond Grove · APN 009-0084-002-0000 · City of Sacramento
Since October 2024 within ½ mile: 124 homes completed, 384 permitted, 96 proposed or in review (372 of them deed-restricted affordable); 2 demolitions; 4 commercial or mixed-use projects.
51 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.
696 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.
$840,000
Benchmark range: $739,000 – $941,000
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 C-2 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.
Permit issued and active for 2.1 yr (first record Oct 9, 2024), with no completion or new permit record in 21 mo. · 1 unit · $150,000 declared valuation
Permit issued and active for 4.8 yr (first record Jan 20, 2022), with no completion or new permit record in 3 yr. · 1 unit · $244,700 declared valuation
Permit issued and active for 3.5 yr (first record Apr 14, 2023), with no completion or new permit record in 2.9 yr. · 1 unit · $98,334 declared valuation
Permit issued and active for 4.5 yr (first record May 13, 2022), with no completion or new permit record in 2.7 yr. · 1 unit · $40,000 declared valuation
In "Entitled" for 4.8 yr (since Jan 7, 2022), with no new permit record in 2.3 yr. · 2 units · $318,650 declared valuation
In "Fee estimate" for 21 mo (since Jan 22, 2025), with no new permit record in 21 mo. · $1,500,000 declared valuation
Nearby permit (dd8530953dd6147b221051370f981aa11bf60542): 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 $590,323 in September 2025 to $570,635 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95811 (not a parcel appraisal)
1524 Q St · 1 unit · $55,840 valuation
Records span Apr 19, 2024 to Sep 2, 2026 (4 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
1217 U St · 1 unit · $63,528 valuation
Records span Jun 30, 2026 to Aug 18, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
812 Tomato Aly · 2 units · $385,412 valuation
Records span Sep 26, 2025 to Jul 8, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
810 Tomato Aly · 2 units · $385,412 valuation
Records span Nov 25, 2025 to Jul 2, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
1910 15th St · 1 unit · $191,179 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2102 11th St · 1 unit · $25,350 valuation
Records span Feb 6, 2025 to Jun 11, 2026 (4 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
1518 Victorian Aly · 2 units · $250,000 valuation
Records span Feb 9, 2026 to Jun 10, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
920 Tomato Aly · 1 unit · $450,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
1518 Q St · 2 units · $211,584 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
1917 15th St · 2 units · $400,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
1504 U St · 2 units · $277,723 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Plan revision / deferred submittal permit application filed (RES-2608838)
REVISION TO RES-2422283
EPC - REVISION TO RES-2422283: changing from gas water heater to heat pump water heater.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · 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 "Issued" for 2.1 yr (first record Oct 9, 2024) with no new permit activity recorded in 21 mo.
Active in "Issued" for 2.7 yr (first record Jan 29, 2024) with no new permit activity recorded in 14 mo. High-impact scale (134 housing units, 133 deed-restricted affordable, $16,753,756 declared valuation across 25 permits).
Active in "Entitled" for 2.7 yr (first record Feb 29, 2024) with no new permit activity recorded in 13 mo. High-impact scale (27 housing units, $7,500,000 declared valuation across 1 permit).
Active in "Entitled" for 4.4 yr (first record May 26, 2022) with no new permit activity recorded in 12 mo. High-impact scale (41 housing units, $1,776,031 declared valuation across 4 permits).
Active in "Issued" for 3.9 yr (first record Dec 13, 2022) with no new permit activity recorded in 18 mo. High-impact scale (241 housing units, 239 deed-restricted affordable, $33,544,000 declared valuation across 13 permits).
Active in "Fee estimate" for 21 mo (first record Feb 11, 2025) with no new permit activity recorded in 21 mo. High-impact scale (15 housing units, $2,450,000 declared valuation across 1 permit).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 596 parcels
−59.1% YoY
City baseline: 30.6 / 1k
31 in trailing 24m
Includes 11 ADUs
HUD Small Area Fair Market Rent · ZIP 95811
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 ($8,400/yr) + local voter-approved bond debt ($1,176/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$40,917/yr
Cash needed: $184,800
NOI: $10,053/yr
P&I: $4,247/mo
For $0/mo net cash flow
At $2,375/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 | $2,185/mo | −$3,683/mo | -23.9% | $7,326/mo | −$3,670/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,375/mo | −$3,410/mo | -22.1% | $6,780/mo | −$3,262/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,518/mo | −$3,253/mo | -21.1% | $6,623/mo | −$2,952/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 ↗
Issued1 unitsOct 9, 2024 – Feb 3, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
REVISION TO RES-2422283
EPC - REVISION TO RES-2422283: changing from gas water heater to heat pump water heater.
REVISION TO RES-2422283
EPC - REVISION TO RES-2422283 REVISED FOUNDATION PLAN AND DETAILS PAGES S-1 AND S-2
Addition & ADU Conversion
EPC - Add 2 bedroom 1 bath ADU to existing unimproved ground floor, 985 SF habitable. Relocate existing windows to conform with ADU floor plan, convert under porch space to 165 SF unconditioned utility space & 140 SF storage; Note: previously permitted space has not been completed and work carried over from previous permit RES-2407792. 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).” SEE REVISION RES-2527435: REVISED FOUNDATION PLAN AND DETAILS PAGES S-1 AND S-2 SEE REVISION RES-2608838: changing from gas water heater to heat pump water heater.
PERMIT TO COMPLETE WORK ON EXPIRED PERMIT RES-2014659 ADDITION
PERMIT TO COMPLETE WORK ON EXPIRED PERMIT RES-2014659 EPC - Raise existing sfr 2'9" to create 8' ceiling height on lower level. Convert 266sf of lower level to unconditioned utility space,laundry and bathroom. Remainder of 927sf lower level to be unused crawlspace. Rebuild front and rear entry stairs and landing.
E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 15 squares of Composite Class A. In-progress inspection required if 10 squares or greater.
ADDITION
EPC - Raise existing sfr 2'9" to create 8' ceiling height on lower level. Convert 266sf of lower level to unconditioned utility space,laundry and bathroom. Remainder of 927sf lower level to be unused crawlspace. Rebuild front and rear entry stairs and landing.
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 | Addition & ADU Conversion(RES-2422283) | ADU · Renter | — | 1 (Feb 3, 2025) | — | — |
| 2024 | Addition & ADU Conversion(RES-2422283) | ADU · Renter | 1 (Oct 9, 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
0.07 acres
Assessor's classification for assessment purposes. This is not zoning.
1909 13TH ST; 1911 13TH 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 009-0084-002-0000. 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.