Sacramento 95818 · Southside Park · APN 009-0133-010-0000 · City of Sacramento
Since October 2024 within ½ mile: 33 homes completed, 384 permitted, 98 proposed or in review (372 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.
635 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 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 4.8 yr (first record Jan 20, 2022), with no completion or new permit record in 3 yr. · 1 unit · $244,700 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 "Entitled" for 2 yr (since Nov 5, 2024), with no new permit record in 2 yr. · 1 unit · $56,516 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 yr (first record Oct 9, 2024), with no completion or new permit record in 21 mo. · 1 unit · $150,000 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 $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)
Plumbing / water heater / sewer permit issued (RES-2620938)
2004 11TH ST PLUMBING
AA: Water Service replacement or repair, 140 L.F. (separate encroachment permit required for wany work in the public right of way). Carbon monoxide & Smoke alarms required. Reference CRC sections R310.1 & R311.1, Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).” · Declared valuation: $17,500 · Contractor: Streamline Plumbing Systems
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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)
Plumbing / water heater / sewer permit application filed (RES-2620938)
2004 11TH ST PLUMBING
AA: Water Service replacement or repair, 140 L.F. (separate encroachment permit required for wany work in the public right of way). Carbon monoxide & Smoke alarms required. Reference CRC sections R310.1 & R311.1, Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).” · Declared valuation: $17,500 · Contractor: Streamline Plumbing Systems
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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)
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)
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)
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 3.5 yr (first record Apr 14, 2023) with no new permit activity recorded in 2.9 yr.
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 "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 20 mo (first record Feb 11, 2025) with no new permit activity recorded in 20 mo. High-impact scale (15 housing units, $2,450,000 declared valuation across 1 permit).
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).
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 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 ↗
Issued1 unitsApr 14, 2023 – Dec 11, 2023
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
2004 11TH ST PLUMBING
AA: Water Service replacement or repair, 140 L.F. (separate encroachment permit required for wany work in the public right of way). Carbon monoxide & Smoke alarms required. Reference CRC sections R310.1 & R311.1, Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).”
PERMIT TO COMPLETE WORK ON EXPIRED PERMIT RES-2307375 HDB#20-026468 DUPLEX CONVERSION
PERMIT TO COMPLETE WORK ON EXPIRED PERMITS RES-2504471, RES-2413064, RES-2307375 EPC – HDB#20-026468 Convert an existing single-family home into a duplex. Convert existing recorded basement to a 969 sqft 2 bed, 2 bath lower-level dwelling unit. Remove 46 sqft unconditioned utility room. Existing aluminum windows along the property line are to be removed. Repair of the existing deck and entry stair. New laundry closet added to upper level. 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).” - PLNG-INSP SEE REVISION RES-2417697 - Ceiling height callout adjusted to reflect existing. SEE REVISION RES-2418010 - Change to floor plan to show existing posts to remain to accurately reflect the existing condition. New braced wall location adjusted accordingly
PERMIT TO COMPLETE WORK ON EXPIRED PERMIT RES-2307375 HDB#20-026468 DUPLEX CONVERSION
PERMIT TO COMPLETE WORK ON EXPIRED PERMITS RES-2413064, RES-2307375 EPC – HDB#20-026468 Convert an existing single-family home into a duplex. Convert existing recorded basement to a 969 sqft 2 bed, 2 bath lower-level dwelling unit. Remove 46 sqft unconditioned utility room. Existing aluminum windows along the property line are to be removed. Repair of the existing deck and entry stair. New laundry closet added to upper level. 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).” - PLNG-INSP SEE REVISION RES-2417697 - Ceiling height callout adjusted to reflect existing. SEE REVISION RES-2418010 - Change to floor plan to show existing posts to remain to accurately reflect the existing condition. New braced wall location adjusted accordingly
HSG # 20-026468 - LANDING WITH DRAIN
EPC - EPC - HSG # 20-026468 ADDITIONAL WORK TO 2004 11TH STREET SECOND UNIT. WORK TO BE DONE CONCURRENTLY WITH ACTIVE PERMIT #RES-2413064 ADD CODE COMPLIANT LANDING AND PIPE FOR DRAINAGE AT ENTRY TO LOWER LEVEL
Revision to RES-2413064
EPC - Revision to RES-2413064- Change to floor plan to show existing posts to remain to accurately reflect the existing condition. New braced wall location adjusted accordingly
REVISION TO RES-2413064
EPC - REVISION TO RES-2413064 - Ceiling height callout adjusted to reflect existing.
REV TO RES-2413064
EPC - REV TO RES-2413064. Revision per inspector's comments. Ceiling height adjusted. Wall at rear of lower level shown as new. Step down added at entry with sump for drainage. PLNG-INSP.
PERMIT TO COMPLETE WORK ON EXPIRED PERMIT RES-2307375 HDB#20-026468 DUPLEX CONVERSION
PERMIT TO COMPLETE WORK ON EXPIRED PERMIT RES-2307375 EPC – HDB#20-026468 Convert an existing single-family home into a duplex. Convert existing recorded basement to a 969 sqft 2 bed, 2 bath lower-level dwelling unit. Remove 46 sqft unconditioned utility room. Existing aluminum windows along the property line are to be removed. Repair of the existing deck and entry stair. New laundry closet added to upper level. 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).” - PLNG-INSP SEE REVISION RES-2417697 - Ceiling height callout adjusted to reflect existing. SEE REVISION RES-2418010 - Change to floor plan to show existing posts to remain to accurately reflect the existing condition. New braced wall location adjusted accordingly
HDB#20-026468 DUPLEX CONVERSION
EPC – HDB#20-026468 Convert an existing single-family home into a duplex. Convert existing recorded basement to a 969 sqft 2 bed, 2 bath lower-level dwelling unit. Remove 46 sqft unconditioned utility room. Existing aluminum windows along the property line are to be removed. Repair of the existing deck and entry stair. New laundry closet added to upper level. 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).” - PLNG-INSP
LEUNG - Repair/Maintenance
EPC - REPAIRING THE EXISTING DECK AND EXTERIOR STAIR, REPLACEMENT OF EXISTING NOT HISTORIC ALUMINUM WINDOWS AS WELL AS BRINGING THE EXISTING DOWNSTAIRS UNIT INTO COMPLIANCE WITH CODE REQUIREMENTS BY ADDING EGRESS WINDOWS AND ADDING 1 HOUR FLOOR CEILING ASSEMBLY BETWEEN UNITS. 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).”
Remodel to Create Duplex
HSG# 14-010240 Repair Stairs, porch, windows, & legalize duplex use for new dwelling unit on 1st floor of 949SF converted out of an existing storage space . Planning files PB15-054 and IR16-024.Carbon monoxide & Smoke alarms required. Reference 2013 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 |
|---|---|---|---|---|---|---|
| 2023 | HDB#20-026468 DUPLEX CONVERSION(RES-2307375) | 2 to 4 · Renter | — | 1 (Dec 11, 2023) | — | — |
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
0.05 acres
Assessor's classification for assessment purposes. This is not zoning.
2004 11TH ST; 2004 11TH ST APT B APT B
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 009-0133-010-0000. 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.