Sacramento 95818 · Southside Park · APN 009-0122-020-0000 · City of Sacramento
Since October 2024 within ½ mile: 26 homes completed, 380 permitted, 123 proposed or in review (239 of them deed-restricted affordable); 1 demolition; 2 commercial or mixed-use projects.
40 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.
546 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.
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
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-1B as two-family 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 5 yr (first record Oct 26, 2021), with no completion or new permit record in 3.2 yr. · 1 unit · $49,178 declared valuation
In "Entitled" for 3.9 yr (since Dec 8, 2022), with no new permit record in 3.2 yr. · 227 units · $65,000,000 declared valuation
Permit issued and active for 6.8 yr (first record Jan 2, 2020), with no completion or new permit record in 3.2 yr. · 2 units · $765,000 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
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
Latest published Zillow Home Value Index (ZHVI) update
Changed from $686,719 in September 2025 to $700,634 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95818 (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)
Plan revision / deferred submittal permit application filed (RES-2619251)
REVISION TO RES-2417263
REVISION TO RES-2417263: Revised Sheet A5.1, A5.2, and A3.1, A3.2, A3.3 sheets with corrected field installed windows.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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)
Accessory dwelling unit (new or conversion) permit issued (RES-2524765)
NEW 3 STORY DWELLING WITH ADU - 812/814 TOMATO ALY (EAST)
EPC - A 3-STORY BUILDING. 1505 SF SINGLE-FAMILY DWELLING UNIT WITH 542 SF ADU LOCATED ON THE GROUND FLOOR. UPPER UNIT CONSIST OF 2 BEDROOM 2 BATH. (1) 569 SF CAR GARAGE THAT SERVES UPPER UNIT. 244 SF EXTERIOR DECK LOCATED ON THE 3RD FLOOR. GROUND FLOOR ADU CONSIST OF 1 BATH, 1 BEDROOM. // FIRE SPRINKLERED / PV SOLAR 2.497 KW. THE ALLEY INFILL PROJECT CONSISTS OF A ZERO PROPERTY LINE STRUCTURE. THE ADJACENT STRUCTURE ON SEPARATE LOT WILL BE PERMITTED AND CONSTRUCTED AT THE SAME TIME. - PLNG-INSP. Carbon monoxide & Smoke alarms are 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). All work subject to field inspections. “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.” · Declared valuation: $385,412 · 2 housing units
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Accessory dwelling unit (new or conversion) permit issued (RES-2524767)
NEW 3 STORY DWELIING WITH ADU - 808/810 TOMATO ALY (WEST)
EPC - 3-STORY BUILDING. 1505 SF SINGLE-FAMILY DWELLING UNIT WITH 542 SF ADU LOCATED ON THE GROUND FLOOR. UPPER UNIT CONSIST OF 2 BEDROOM 2 BATH. (1) 569 SF CAR GARAGE THAT SERVES UPPER UNIT. 244 SF EXTERIOR DECK LOCATED ON THE 3RD FLOOR. GROUND FLOOR ADU CONSIST OF 1 BATH, 1 BEDROOM. // FIRE SPRINKLERED / PV SOLAR 2.497 KW THE ALLEY INFILL PROJECT CONSISTS OF A ZERO PROPERTY LINE STRUCTURE. THE ADJACENT STRUCTURE ON SEPARATE LOT WILL BE PERMITTED AND CONSTRUCTED AT THE SAME TIME. Carbon monoxide & Smoke alarms are 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). All work subject to field inspections. “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.” - PLNG-INSP · Declared valuation: $385,412 · 2 housing units
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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)
1329 V St · $535,000 valuation
Records span Aug 29, 2025 to May 1, 2026 (1 permit).
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)
Accessory dwelling unit (new or conversion) permit application filed (RES-2524765)
NEW 3 STORY DWELLING WITH ADU - 812/814 TOMATO ALY (EAST)
EPC - A 3-STORY BUILDING. 1505 SF SINGLE-FAMILY DWELLING UNIT WITH 542 SF ADU LOCATED ON THE GROUND FLOOR. UPPER UNIT CONSIST OF 2 BEDROOM 2 BATH. (1) 569 SF CAR GARAGE THAT SERVES UPPER UNIT. 244 SF EXTERIOR DECK LOCATED ON THE 3RD FLOOR. GROUND FLOOR ADU CONSIST OF 1 BATH, 1 BEDROOM. // FIRE SPRINKLERED / PV SOLAR 2.497 KW. THE ALLEY INFILL PROJECT CONSISTS OF A ZERO PROPERTY LINE STRUCTURE. THE ADJACENT STRUCTURE ON SEPARATE LOT WILL BE PERMITTED AND CONSTRUCTED AT THE SAME TIME. - PLNG-INSP. Carbon monoxide & Smoke alarms are 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). All work subject to field inspections. “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.” · Declared valuation: $385,412
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
HUD Small Area Fair Market Rent · ZIP 95818
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 ($7,000/yr) + local voter-approved bond debt ($980/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$29,433/yr
Cash needed: $154,000
NOI: $13,042/yr
P&I: $3,540/mo
For $0/mo net cash flow
At $2,525/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 | $2,323/mo | −$2,743/mo | -21.4% | $6,152/mo | −$2,713/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,525/mo | −$2,453/mo | -19.1% | $5,694/mo | −$2,279/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,677/mo | −$2,286/mo | -17.8% | $5,562/mo | −$1,949/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 ↗
Issued2 unitsSep 26, 2025 – Jul 8, 2026
Issued2 unitsNov 25, 2025 – Jul 2, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
REVISION TO RES-2417263
REVISION TO RES-2417263: Revised Sheet A5.1, A5.2, and A3.1, A3.2, A3.3 sheets with corrected field installed windows.
NEW 3 STORY DWELLING WITH ADU - 812/814 TOMATO ALY (EAST)
EPC - A 3-STORY BUILDING. 1505 SF SINGLE-FAMILY DWELLING UNIT WITH 542 SF ADU LOCATED ON THE GROUND FLOOR. UPPER UNIT CONSIST OF 2 BEDROOM 2 BATH. (1) 569 SF CAR GARAGE THAT SERVES UPPER UNIT. 244 SF EXTERIOR DECK LOCATED ON THE 3RD FLOOR. GROUND FLOOR ADU CONSIST OF 1 BATH, 1 BEDROOM. // FIRE SPRINKLERED / PV SOLAR 2.497 KW. THE ALLEY INFILL PROJECT CONSISTS OF A ZERO PROPERTY LINE STRUCTURE. THE ADJACENT STRUCTURE ON SEPARATE LOT WILL BE PERMITTED AND CONSTRUCTED AT THE SAME TIME. - PLNG-INSP. Carbon monoxide & Smoke alarms are 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). All work subject to field inspections. “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.”
NEW 3 STORY DWELIING WITH ADU - 808/810 TOMATO ALY (WEST)
EPC - 3-STORY BUILDING. 1505 SF SINGLE-FAMILY DWELLING UNIT WITH 542 SF ADU LOCATED ON THE GROUND FLOOR. UPPER UNIT CONSIST OF 2 BEDROOM 2 BATH. (1) 569 SF CAR GARAGE THAT SERVES UPPER UNIT. 244 SF EXTERIOR DECK LOCATED ON THE 3RD FLOOR. GROUND FLOOR ADU CONSIST OF 1 BATH, 1 BEDROOM. // FIRE SPRINKLERED / PV SOLAR 2.497 KW THE ALLEY INFILL PROJECT CONSISTS OF A ZERO PROPERTY LINE STRUCTURE. THE ADJACENT STRUCTURE ON SEPARATE LOT WILL BE PERMITTED AND CONSTRUCTED AT THE SAME TIME. Carbon monoxide & Smoke alarms are 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). All work subject to field inspections. “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.” - PLNG-INSP
REVISION TO RES-2417263
EPC - Comply with previous correction of new joist framing detain from engineer and updating scope of work to conclude all new electrical, plumbing, mechanical
Interior Remodel
EPC - Interior remodel only , new flooring, new paint, Adding bedroom and bathroom in each unit , New kitchen cabinets, new appliances rewire units and replumb units. - PLNG-INSP 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 REVISOIN:EPC - Comply with previous correction of new joist framing detain from engineer and updating scope of work to conclude all new electrical, plumbing, mechanical REV - RES-2619251 - change in windows
REROOF
Tear Off - Yes, Resheet - Yes, 1 layer(s), 17 squares of 30yr Laminated Dimensional Composition. In-progress inspection required if 10 squares or greater. . In-progress inspection required if 10 sq or greater. COOL ROOF compliance verification and CF1R form required at final inspection. Smoke & Carbon Monoxide Alarms required per CRC sections R314 & R315. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Residences built after January 1, 1994 are exempt). Changes in this scope require PRE-approval from Building Department. Access to perform inspection/s must be provided by the Party requesting the inspection.
SEWER LINE REPLACEMENT
AA: Sewer Service replacement or repair, Dig and Bury 90 L.F. in the rear yard.
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 | MMH 809 U ST(PB25-018) | SFD · Owner | 1 (Sep 26, 2025) | — | — | — |
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
0.15 acres
Assessor's classification for assessment purposes. This is not zoning.
808 TOMATO ALY; 809 1/2 U ST; 809 U 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 009-0122-020-0000. 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.