Sacramento 95818 · Southside Park · APN 009-0131-032-0000 · City of Sacramento
Since October 2024 within ½ mile: 31 homes completed, 384 permitted, 128 proposed or in review (372 of them deed-restricted affordable); 2 demolitions; 2 commercial or mixed-use projects.
49 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.
612 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 C-2 as commercial, checked against the zone description on Oct 24, 2026
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 ↗
Fee estimate1 unitsJun 10, 2026 – Jun 10, 2026
Entitled2 unitsJul 5, 2016 – Jan 24, 2019
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
920 Tomato Alley / Fee Estimate
EPC - Fee Estimate for new 1-story SINGLE FAMILY w, first floor 1000-sq ft, - PLNG-INSP
new duplex 3-story
EPC - constructing a 3 story duplex, 1st floor 582 sq ft First Unit (studio), 112 sq ft conditioned entry, 113 sq ft deck, garage 304 sq ft, storage area 91 sq ft, 2nd floor 947 sq ft Second Unit (3 bedroom and 3 bathroom), front deck 113 sq ft, rear deck 79 sq ft, 3rd floor 951 sq ft livable, front deck 113 sq ft, rear deck 79 sq ft, left deck 21 sq ft, roof deck 1121 sq ft. “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.” - PLNG-INSP
DEMOLISH GARAGE
permit to replace expired permit RES-1616466 and expired RES-1712553 . DEMOLISH 20 x 25 SQ. FT. 500 sq ft DETACHED GARAGE. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
DEMOLISH GARAGE
permit to replace expired permit RES-1616466. DEMOLISH 20 x 25 SQ. FT. 500 sq ft DETACHED GARAGE. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
DEMOLISH GARAGE
DEMOLISH 20 x 35 SQ. FT. DETACHED GARAGE Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
new duplex
constructing a 3 story duplex, 1st floor 582 sq ft livable, 112 sq ft porch, 113 sq ft decj, 2nd floor 947 sq ft livable, front deck 113 sq ft, rear deck 79 sq ft, 3rd floor 951 sq ft livable, dront deck 113, rear deck 79 sq ft, left deck 21 sq ft, roof deck 1121 sq ft. “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.”
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 |
|---|---|---|---|---|---|---|
| 2018 | ADU + SF - Time Extension of Z14-048 new home SPDR only (not for the T-Map).(PB18-045) | SFD · Owner | 2 (Nov 15, 2018) | — | — | — |
| 2018 | ADU + SF - Time Extension of Z14-048 new home SPDR only (not for the T-Map).(PB18-045) | ADU · Renter | 2 (Nov 15, 2018) | — | — | — |
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.
920 TOMATO ALY; 922 TOMATO 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 009-0131-032-0000. 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.