Sacramento 95811 · Southside Park · APN 009-0115-003-0000 · City of Sacramento
Since October 2024 within ½ mile: 14 homes completed, 378 permitted, 108 proposed or in review (239 of them deed-restricted affordable); 1 demolition; 1 commercial or mixed-use project.
27 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.
376 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.
$552,000
Benchmark range: $486,000 – $618,000
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.
In "Entitled" for 2 yr (since Nov 5, 2024), with no new permit record in 2 yr. · 1 unit · $56,516 declared valuation
Permit issued and active for 4.4 yr (first record May 24, 2022), with no completion or new permit record in 4.4 yr. · 1 unit · $17,937 declared valuation
In "Fee estimate" for 4.3 yr (since Jul 27, 2022), with no new permit record in 4.3 yr. · 23 units · $9,000,000 declared valuation
In "Entitled" for 4 yr (since Oct 27, 2022), with no new permit record in 4 yr. · 2 units
In "Entitled" for 4.5 yr (since Apr 19, 2022), with no new permit record in 4 yr. · 49 units · $9,892,500 declared valuation
In "Fee estimate" for 3.8 yr (since Jan 3, 2023), with no new permit record in 3.8 yr. · 300 units · $85,000,000 declared valuation
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)
518 V St · 2 units · $227,500 valuation
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)
2408 8th St · $50,000 valuation
Records span Dec 16, 2025 to Jun 11, 2026 (1 permit).
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)
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)
2117 3rd St · 1 unit · $42,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2018 6th St · 1 unit · $45,522 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
817 V St · 2 units · $304,715 valuation
Records span Oct 15, 2025 to Jan 27, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
927 Victorian Aly · 1 unit · $85,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
1911 3rd St · 72 units · $6,600,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
1800 3rd St · 132 units · $25,000,000 valuation
Records span Mar 22, 2024 to Nov 3, 2025 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Annual ZIP 95811 home-value index checkpoint
Changed from $620,164 in September 2024 to $590,323 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95811 (not a parcel appraisal)
1801 10th St · 27 units · $7,500,000 valuation
Records span Feb 29, 2024 to Sep 18, 2025 (1 permit).
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 2 yr (first record Nov 5, 2024) with no new permit activity recorded in 2 yr.
Active in "Fee estimate" for 3.8 yr (first record Jan 3, 2023) with no new permit activity recorded in 3.8 yr. High-impact scale (300 housing units, $85,000,000 declared valuation across 1 permit).
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 "Entitled" for 3.9 yr (first record Dec 8, 2022) with no new permit activity recorded in 3.2 yr. High-impact scale (227 housing units, $65,000,000 declared valuation across 4 permits).
Active in "Fee estimate" for 4.3 yr (first record Jul 27, 2022) with no new permit activity recorded in 4.3 yr. High-impact scale (23 housing units, $9,000,000 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).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 696 parcels
−5.6% YoY
City baseline: 30.6 / 1k
35 in trailing 24m
Includes 9 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 ($5,500/yr) + local voter-approved bond debt ($770/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$20,014/yr
Cash needed: $121,000
NOI: $13,359/yr
P&I: $2,781/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 | −$1,941/mo | -19.2% | $4,894/mo | −$1,905/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,375/mo | −$1,668/mo | -16.5% | $4,530/mo | −$1,497/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 | −$1,511/mo | -15.0% | $4,425/mo | −$1,187/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 ↗
Entitled1 unitsNov 5, 2024 – Nov 5, 2024
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
garage conversion to ADU
EPC - COVERVERSION OF AN ATTACHED GARAGE TO A 1BED/1BATH ADU. RELOCATION OF EXISTING WATER HEATER TO OUTSIDE NEW 9 SF UTILITY CLOSET. REMOVE EXISTING SPIRAL STAIRS FROM SECOND FLOOR TO EXISTING GARAGE LEVEL AND INFILL EXISTING OPENING TO MTACH EXISTING.
REMODEL/ADDITION
EPC - GARAGE CONVERSION OF 370 SF TO JADU, REMOVAL OF EXISTING SPIRAL STAIRS, INFILL FLOOR FRAMING TO MATCH EXISTING, AND ADDITION OF 10 SF UTILITY CLOSET. RELOCATING WATER HEATER TO UTILITY CLOSET. 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).”
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 |
|---|---|---|---|---|---|---|
| 2024 | garage conversion to ADU(COM-2424374) | ADU · Renter | 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
0.07 acres
Assessor's classification for assessment purposes. This is not zoning.
500 T 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 009-0115-003-0000. 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.