1718 Uptown Aly

Sacramento 95818 · Richmond Grove · APN 009-0156-028-0000 · City of Sacramento

Property brief (PDF)Timeline ↓Calculator ↓Official records ↓

What's changing nearby

Since October 2024 within ½ mile: 180 homes completed, 145 permitted, 392 proposed or in review (283 of them deed-restricted affordable); 1 demolition; 4 commercial or mixed-use projects.

56 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.

869 permits within ½ mile since October 2024

New construction35 · 387 units
Adds housing (ADU)40 · 65 units
Demolition13
Additions & renovations122
Building systems493
Repairs21
Other145

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.

Explore projects on the map →

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

What could be built here

A screen, not a determination

ADU or junior ADU

Likely eligible

Zoned R-1B (two-family residential): state law allows ADUs where homes are allowed.
The assessor lists the lot as vacant: an ADU needs an existing or proposed main home.

What we couldn't check (4)

Setbacks, height and size limits in the local ADU ordinance
Utility and sewer capacity, fire access
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: two homes on the lot

Can't tell

Zoned R-1B (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.

What we couldn't check (6)

Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Rent-controlled or deed-restricted affordable housing on the lot
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Local SB 9 standards (size, setbacks, parking)
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: split into two lots

Can't tell

Zoned R-1B (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.

What we couldn't check (6)

Owner-occupancy: the applicant must sign an affidavit to live in one of the homes for 3 years
Whether the lot was created by an earlier SB 9 split, or the owner split an adjacent lot
Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

Mapped hazards on this lot

Fire hazard severity zone: Not in a State-mapped zone
FEMA flood zone: Zone X: reduced flood risk due to leveeFIRM panel 06067C0180J, effective June 16, 2015. Official flood map
Earthquake fault zone: Not in an Alquist-Priolo Earthquake Fault Zone

Built nearby: within ¼ mile since October 2023

New duplex / half-plex3
New multifamily / condos / mixed-use9
Accessory dwelling unit (new or conversion)14

See them on the map →

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

Property & area intelligence timeline

71 events · 16 slow/stalled projects

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.

Slow-moving or stalled projects (16)

Active projects spending 12+ months pre-issuance, 24+ months under construction, or 6+ months without new records

StalledAccessory dwelling unit at 2651 17th StEntitled
0.48 mi SW
In "Entitled" for 2.4 yr (since Jun 19, 2024), with no new permit record in 2.4 yr. · 1 unit · $40,000 declared valuation
Stalled6 new homesEntitled
0.22 mi E
In "Entitled" for 2.3 yr (since Jul 17, 2024), with no new permit record in 2.3 yr. · 6 units
Stalled2 new homes at 2015 12th StEntitled
0.44 mi NW
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
StalledAccessory dwelling unit at 1715 Burnett WayEntitled
0.31 mi SW
In "Entitled" for 23 mo (since Nov 19, 2024), with no new permit record in 23 mo. · 1 unit · $64,000 declared valuation
StalledPop-Up Container Park (Estimate)Fee estimate
0.32 mi N
In "Fee estimate" for 21 mo (since Jan 22, 2025), with no new permit record in 21 mo. · $1,500,000 declared valuation
StalledAccessory dwelling unit at 1911 13th StIssued
0.38 mi NW
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

202615 events

Oct 23, 2026 – Oct 23, 2026Snapshot windowNearby snapshot change
0.29 mi S
Nearby permit (58103df70a526cea06d7d84cf997686815f0f75e): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 23, 2026Snapshot windowNearby snapshot change
0.23 mi S
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
Oct 23, 2026 – Oct 23, 2026Snapshot windowNearby snapshot change
0.27 mi S
Nearby permit (ec1e255628f1f9da3730760360b7ed790db2b362): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 23, 2026Snapshot windowNearby snapshot change
0.16 mi NW
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
Oct 23, 2026 – Oct 23, 2026Snapshot windowNearby snapshot change
0.29 mi S
Nearby permit (1c7af7f336333b29d3449aaa07a4cb181b6fb979): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
September 2026Market trend
ZIP 95818
ZIP 95818 typical home value: $700,634 (+2.0% year-over-year)
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)
Sep 2, 2026Nearby project · Finaled / completed
0.38 mi N
Garage Conversion To An Adu — Finaled / completed
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)
Aug 18, 2026Nearby project · Issued
0.41 mi NW
Accessory dwelling unit at 1217 U St — Issued
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)
Aug 6, 2026Nearby project · In review
0.49 mi NE
8 Plex Sac Bee North Condos — In review
2100 Q St · 9 units · $2,380,782 valuation
Records span Aug 4, 2026 to Aug 6, 2026 (10 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Jul 30, 2026Nearby project · Issued
0.39 mi E
Accessory dwelling unit at 2211 T St — Issued
2211 T St · 1 unit · $50,000 valuation
Records span Dec 2, 2025 to Jul 30, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Jul 20, 2026Nearby project · Issued
0.48 mi SW
Accessory dwelling unit at 1319 1st Ave — Issued
1319 1st Ave · 1 unit · $133,008 valuation
Records span Dec 15, 2023 to Jul 20, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Jul 15, 2026Nearby project · Finaled / completed
0.41 mi NE
R21 Lofts Building 1 and Sitework — Finaled / completed
1802 Mural Walk · 6 units · $2,648,000 valuation
Records span Jan 2, 2024 to Jul 15, 2026 (25 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Jul 8, 2026Nearby project · In review
0.37 mi S
Accessory dwelling unit at 2588 18th St — In review
2588 18th St · 1 unit · $150,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Jun 11, 2026Nearby project · In review
0.29 mi NW
Accessory dwelling unit at 1910 15th St — In review
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)
Jun 10, 2026Nearby project · Issued
0.43 mi SW
Accessory dwelling unit at 2551 14th St — Issued
2551 14th St · 1 unit · $105,000 valuation
Records span Dec 19, 2025 to Jun 10, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)

Showing 15 of 71 timeline events

Recorded sales & deed transfers: California county recorders do not publish open bulk deed-transfer feeds without owner-PII restrictions, so individual sale deeds are not redistributed here. For official assessment roll and recorded transfer history in City of Sacramento, inspect Assessor Parcel Viewer ↗.

Development graph & closer investigation

6 investigation leads

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 →

Developments deserving closer investigation (6)

On this parcel & within ½ mile

2131 16th Street Modular Mixed-Use BuildingEntitledNo new record in 12 mo41 units
0.11 mi W
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).
Sakura Apartments - Affordable Housing Mixed UseIssuedNo new record in 14 mo134 units
0.18 mi NW
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).
2020 U St AptsEntitledNo new record in 17 mo42 units
0.22 mi E
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).
2401 13th St. Apartment ComplexFee estimateNo new record in 20 mo15 units
0.4 mi W
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).
21Q ApartmentsFee estimateNo new record in 16 mo248 units
0.5 mi NE
Active in "Fee estimate" for 4.2 yr (first record Aug 24, 2022) with no new permit activity recorded in 16 mo. High-impact scale (248 housing units, $65,000,000 declared valuation across 2 permits).
6 new homesEntitledNo new record in 2.3 yr6 units
0.22 mi E
Active in "Entitled" for 2.3 yr (first record Jul 17, 2024) with no new permit activity recorded in 2.3 yr. High-impact scale (6 housing units across 0 permits).

Neighborhood renovation & housing momentum: Richmond Grove

Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 596 parcels

Rank #83 of 102 neighborhoods in acceleration

Last 12m vs prior 12m: 9 vs 22 permits
24m rate per 1,000 parcels: 52.0
5-year substantial permits: 81
Housing additions (24m): 151 units

Ownership & rental scenario calculator

Prop 13 tax estimate & area benchmarks

Area rent & home-value benchmarks (kept separate from your assumptions)

Click any benchmark to pre-fill the calculator

HUD Small Area Fair Market Rent · ZIP 95818

HUD FY 2026 · 40th-percentile gross rent

Census ACS 5-year median gross rent (all bedroom counts combined):

Richmond Grove$1,664±$67

ZIP 95818$1,715±$84

Area home-value benchmarks (not an appraisal)

ZIP & neighborhood medians

Zillow ZHVI · ZIP 95818(as of September 2026)Data provided by Zillow · typical mid-tier home value in ZIP

$700,634

ACS Median Home Value · Richmond GroveCensus ACS 2020–2024 owner-occupied self-reported median

$748,000±$203,000

ACS Median Home Value · ZIP 95818Census ACS 2020–2024 owner-occupied self-reported median

$788,000±$29,000

1. Purchase, financing & Prop 13 tax reassessment

Purchase price ($)Down payment (%)$140,000Interest rate (%)Loan termClosing costs (%)$14,000

Prop 13 post-purchase property tax estimate

$703/mo ($8,430/yr · 1.20%)

Under 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).

Voter bond rate (%)$980/yrDirect levies / Mello-Roos ($/yr)Check Assessor Parcel Viewer ↗

2. Your rent & operating assumptions

Monthly gross rent ($)Your assumptionVacancy allowance (%)−$126/moManagement (%)$192/moMaintenance (%)$126/moCapEx reserve (%)$126/moInsurance ($/mo)$1,980/yrHOA dues ($/mo)Owner utilities ($/mo)

Insurance & hazard context:

This lot is outside mapped CAL FIRE Fire Hazard Severity Zones and FEMA Special Flood Hazard Areas. California insurance costs still vary widely by roof age, electrical panel, and carrier underwriting; obtain a property-specific quote rather than relying on rules of thumb.

3. Scenario results (based on your assumptions)

Net monthly cash flow: −$2,453
Cash-on-cash return: -19.1%
Cap rate (Year 1 NOI): 1.86%
DSCR (NOI / debt): 0.31x
Break-even gross rent: $5,694/mo
Break-even vacancy: 0% (negative at full occ.)

Monthly cash-flow breakdown (Effective gross $2,399 − Operating $1,312 − Debt $3,540)

Gross scheduled rent$2,525

Vacancy allowance (5%)−$126

Effective gross income$2,399

Prop 13 property tax (1.20%)−$703

Property insurance−$165

Management (8%), maintenance (5%) & CapEx (5%)−$444

Net Operating Income (NOI)+$1,087

Mortgage principal & interest (560,000 loan)−$3,540

Net monthly cash flow−$2,453

4. Sensitivity & rent-stabilization ceiling (City of Sacramento)

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 ↗

Common statutory exemption signals under AB 1482

Housing issued a certificate of occupancy within the last 15 years (rolling exemption under AB 1482).
Separately alienable single-family homes or condominiums not owned by a corporation, REIT, or LLC with a corporate member (when required statutory notice is in the lease).
Owner-occupied duplexes where the owner occupied one unit from the start of the tenancy.

Permit history on this parcel

0 records

No building permits are recorded for this parcel since 2016.

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.

Housing activity reported to the State

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.

Zoning & planning

Zoning: R-1B-SPD: Single-Unit or Duplex Dwelling Zone code
2040 General Plan designation: Neighborhood policy

Source: City of Sacramento CDD, Zoning · Geography: zoning district polygon at parcel point · Source updated Oct 10, 2026 · Retrieved Oct 22, 2026

Parcel facts

Lot size: 3,260 sq ft
Tax rate area: 03005
Assessor land use: Vacant · Site (Under 2ac)
Addresses on parcel: 4

Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Oct 25, 2026 · Retrieved Oct 25, 2026

Official records

Assessor Parcel Viewer
Assessed values and limited building characteristics (Sacramento County Assessor)
Assessed value lookup
Current roll value. This is assessed value, not market value.
Property tax bill
Search by parcel number 009-0156-028-0000. Shows direct levies and special assessments.
City permit portal (Accela)
Search the city's permit system by address or record number
FEMA Flood Map Service Center
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.

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