Sacramento 95811 · Richmond Grove · APN 009-0092-021-0000 · City of Sacramento
Since October 2024 within ½ mile: 211 homes completed, 140 permitted, 162 proposed or in review (283 of them deed-restricted affordable); 2 demolitions; 4 commercial or mixed-use projects.
53 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.
816 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.
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 4.5 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 2.3 yr (since Jul 17, 2024), with no new permit record in 2.3 yr. · 6 units
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 "Entitled" for 23 mo (since Nov 19, 2024), with no new permit record in 23 mo. · 1 unit · $64,000 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
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
Nearby permit (4f9ac427f6e57b71e36337a608071d88ebe2c6b4): 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 (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)
Roof replacement permit application filed (RES-2617827)
Current status: Finaled
E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 21 squares of Composite Class A. In-progress inspection required if 10 squares or greater. · Declared valuation: $18,270 · Contractor: Porter Roofing
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Roof replacement permit issued (RES-2617827)
Recorded status: Finaled
E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 21 squares of Composite Class A. In-progress inspection required if 10 squares or greater. · Declared valuation: $18,270 · Contractor: Porter Roofing
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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)
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 2.7 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 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 "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).
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 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 "Fee estimate" for 21 mo (first record Jan 22, 2025) with no new permit activity recorded in 21 mo. High-impact scale ($1,500,000 declared valuation across 2 permits).
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 ($5,950/yr) + local voter-approved bond debt ($833/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$23,258/yr
Cash needed: $130,900
NOI: $12,846/yr
P&I: $3,009/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 | −$2,211/mo | -20.3% | $5,271/mo | −$2,179/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,375/mo | −$1,938/mo | -17.8% | $4,879/mo | −$1,771/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 | −$1,781/mo | -16.3% | $4,766/mo | −$1,461/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 ↗
Expired / withdrawn1 unitsOct 29, 2025 – Oct 29, 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, 1 layer(s), 21 squares of Composite Class A. In-progress inspection required if 10 squares or greater.
ADU
EPC - Convert existing single family home to a duplex-- Project. Consists of converting an existing 706 square foot basement mudroom with bathroom per RES-0803224 into a basement ADU by adding a ceiling, mini split, and kitchen which were constructed without the benefit of permits. No new walls or structures are proposed.
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
0.07 acres
Assessor's classification for assessment purposes. This is not zoning.
1923 15TH 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 009-0092-021-0000. 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.