Sacramento 95817 · North Oak Park · APN 010-0383-012-0000 · City of Sacramento
Since October 2024 within ½ mile: 82 homes completed, 52 permitted, 64 proposed or in review (50 of them deed-restricted affordable); 4 demolitions.
69 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.
704 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.
$501,000
Benchmark range: $441,000 – $561,000
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 C-2 as commercial, 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 17 mo (since May 14, 2025), with no new permit record in 17 mo. · 4 units
Permit issued and active for 2.1 yr (first record Oct 1, 2024), with no completion or new permit record in 17 mo. · 1 unit · $200,000 declared valuation
In "In review" for 16 mo (since Jun 17, 2025), with no new permit record in 16 mo. · 4 units · $394,873 declared valuation
In "Entitled" for 16 mo (since Jun 17, 2025), with no new permit record in 16 mo. · 8 units
Permit issued and active for 3.4 yr (first record Jun 14, 2023), with no completion or new permit record in 16 mo. · 3 units · $550,000 declared valuation
Permit issued and active for 3 yr (first record Oct 17, 2023), with no completion or new permit record in 16 mo. · 3 units · $550,000 declared valuation
Nearby permit (e08f9ffc2452ee0226e477a88fcd4cea790dc002): 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 (706bc3a7febd09e159f21072809c9041463f15ee): 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 (c6e6481857275b158c2b28e8992778844d7f7b0b): 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 (a8e7b005e5607c52509754eb99816a431896d898): 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 (93ca941698ed6c9825d7c534838ad78b0e4f6389): 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 (8454f5a6034b435a26c490d202bfbd9efdb00567): 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 (6960744a9078e07d53a42dec095308a83247c957): 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 $459,524 in September 2025 to $461,684 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95817 (not a parcel appraisal)
3722 Reggae Aly · 1 unit · $266,096 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 (COM-2620409)
3500 Broadway Mixed-Use Revision - Window Layout & Facade Changes
REVISION TO COM-2526651 to increase the extent of the brick on the exterior of the building along 35th Street and change window layout. · Declared valuation: $18,000
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
3754 Reggae Aly · 2 units · $204,618 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3032 4th Ave · 2 units · $231,644 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3202 4th Ave · $75,000 valuation
Records span Aug 10, 2026 to Aug 24, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
4025 Y St · 1 unit · $51,187 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 (COM-2615506)
3500 Broadway - UG Plumbing Revision
EPC - Revision to COM-2526651. Revisions to the underground plumbing for the northern-most ground floor tenant space. · Declared valuation: $3,500
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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 →High-impact scale (24 housing units, $3,202,531 declared valuation across 8 permits).
Active in "In review" for 16 mo (first record Jun 17, 2025) with no new permit activity recorded in 16 mo. High-impact scale (4 housing units, $394,873 declared valuation across 2 permits).
Active in "Entitled" for 16 mo (first record Jun 17, 2025) with no new permit activity recorded in 16 mo. High-impact scale (8 housing units across 0 permits).
Active in "Entitled" for 17 mo (first record May 14, 2025) with no new permit activity recorded in 17 mo. High-impact scale (4 housing units across 0 permits).
Active in "Issued" for 15 mo (first record Jul 24, 2025) with no new permit activity recorded in 11 mo. High-impact scale (8 housing units, $800,000 declared valuation across 2 permits).
Active in "Issued" for 3 yr (first record Oct 17, 2023) with no new permit activity recorded in 16 mo.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,514 parcels
+0.0% YoY
City baseline: 30.6 / 1k
56 in trailing 24m
Includes 30 ADUs
HUD Small Area Fair Market Rent · ZIP 95817
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 ($5,000/yr) + local voter-approved bond debt ($700/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$19,429/yr
Cash needed: $110,000
NOI: $10,910/yr
P&I: $2,528/mo
For $0/mo net cash flow
At $2,050/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 | $1,886/mo | −$1,855/mo | -20.2% | $4,475/mo | −$1,828/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,050/mo | −$1,619/mo | -17.7% | $4,142/mo | −$1,476/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,173/mo | −$1,484/mo | -16.2% | $4,046/mo | −$1,209/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 ↗
Issued24 unitsAug 28, 2025 – May 28, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
3500 Broadway Mixed-Use Revision - Window Layout & Facade Changes
REVISION TO COM-2526651 to increase the extent of the brick on the exterior of the building along 35th Street and change window layout.
3500 Broadway - UG Plumbing Revision
EPC - Revision to COM-2526651. Revisions to the underground plumbing for the northern-most ground floor tenant space.
3500 Broadway Mixed Use - Deferred Fire Sprinklers
EPC - Deferred from COM-2526651 to install a complete wet pipe fire sprinkler system from 0'-6" AFF starting at site of underground stub-in. 18,256 SF total area of protection.
3500 Broadway Mixed-Use - Water Line Upsize
EPC - Revision to COM-2526651. Revise the water line size for the fire sprinkler system from 4" to 6" to accommodate the required water flow needed for the building. Revisions made to civil sheets C6, C7, and C9.
3500 Broadway Mixed-Use - Deferred Fire Alarms
EPC - Type V-A; Occupancy R-2, A-2, B, S-2. Area of work: 18,256 SF. New low-voltage manual fire alarm system for a new residential apartment building. Deferred submittal to COM-2526651.
3500 BROADWAY TEMP POWER
A temporary power pole for construction use. The power will be for construction only (spider box for hand tools), and will have no permanent loads applied to it. Temp power will be a single pole served by SMUD overhead with a single 100a panel to be set up. No line side connections. All work subject to field inspection.
New Temp Power - 3500 Broadway Mixed Use
EPC - TEMP POWER - Minor permit for temporary power for use during construction of 3500 Broadway Mixed Use project (COM-2526651). Temp power will be a single pole served by SMUD overhead with a single 100A panel to be set up for use of spider boxes for power during construction only. No permanent electrical draws to be used at this power source.
3500 Broadway Mixed-Use
EPC - Type V-A; Occupancy R-2, A-2, B, S-2. New construction of a 3-story mixed-use residential building consisting of (24) total dwelling units, 3,231 SF of ground floor retail, and site improvements on a 0.28-ac lot. Residential unit breakdown for development: 22 units < 750 SF; 2 units between 750-2000 SF. SB330 qualifying project; vested under IR24-006 (vesting date of 1/12/2024). Deferred submittals to include fire alarm, roof trusses, and fire sprinkler system. - PLNG-INSP
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 | 3500 Broadway Mixed Use(PB24-015) | 5+ · Renter | 24 (Aug 28, 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
0.28 acres
Assessor's classification for assessment purposes. This is not zoning.
2805 35TH ST; 2805 35TH ST APT 104 APT 104; 2805 35TH ST APT 106 APT 106
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 010-0383-012-0000. 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.