Sacramento 95817 · Fairgrounds · APN 011-0233-016-0000 · City of Sacramento
Since October 2024 within ½ mile: 21 homes completed, 12 permitted, 3 proposed or in review; 3 demolitions.
36 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.
598 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-1 as single-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.
In "Entitled" for 5.1 yr (since Oct 7, 2021), with no new permit record in 5.1 yr. · 1 unit
In "Entitled" for 4.8 yr (since Dec 29, 2021), with no new permit record in 4.8 yr. · 1 unit
In "Entitled" for 4.7 yr (since Feb 11, 2022), with no new permit record in 4.7 yr. · 1 unit
In "Entitled" for 4.6 yr (since Mar 18, 2022), with no new permit record in 4.6 yr. · 1 unit
Permit issued and active for 4.4 yr (first record Jun 9, 2022), with no completion or new permit record in 3.5 yr. · 1 unit · $110,000 declared valuation
Permit issued and active for 3.1 yr (first record Sep 14, 2023), with no completion or new permit record in 2.8 yr. · 1 unit · $92,000 declared valuation
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)
4917 T St · 1 unit · $950,000 valuation
Records span May 21, 2026 to Sep 24, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
5501 2nd Ave · 1 unit · $36,307 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
5443 V St · 1 unit · $73,000 valuation
Records span Aug 4, 2026 to Sep 11, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2300 50th St · 1 unit · $200,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
6026 4th Ave · 1 unit · $165,702 valuation
Records span Jun 23, 2026 to Aug 21, 2026 (3 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2611 55th St · 1 unit · $97,459 valuation
Records span May 14, 2026 to Aug 20, 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-2612878)
SHELF READY (N) Detached ADU
“Shelf-Ready ADU Submittal, Cycle Times 10, 7, 5, 3 EPC - CONSTRUCT (N) 747 SQFT DETACHED ADU WITH 44 SQFT COVERED PORCH (SHELF-READY 2 BED DESIGN) ADU WILL HAVE 2 BEDS AND 1 BATH. 747 S.F. conditioned with 2.2kw solar system. DEMOISH EXISTING GARAGE TO MAKE ROOM FOR NEW STRUCTURE (SEPERATE PERMIT). 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). Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92. All work subject to field inspections. · Declared valuation: $129,732 · 1 housing unit · Contractor: Redwood Adu Llc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
5791 Broadway · $45,000 valuation
Records span Nov 28, 2025 to Jul 21, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Demolition permit issued (RES-2615392)
5524 2nd Ave res demo permit
Demo Permit: DEMOLISH EXISTING 336 SQFT GARAGE TO MAKE ROOM FOR (N) ADU (ADU ON SEPERATE PERMIT). Upon payment, our system will notify our staff, and we will email the Building Permit Cards. Hope you have a great day. Thank you. · Declared valuation: $5,000 · Contractor: Redwood Adu Llc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Demolition permit application filed (RES-2615392)
5524 2nd Ave res demo permit
Demo Permit: DEMOLISH EXISTING 336 SQFT GARAGE TO MAKE ROOM FOR (N) ADU (ADU ON SEPERATE PERMIT). Upon payment, our system will notify our staff, and we will email the Building Permit Cards. Hope you have a great day. Thank you. · Declared valuation: $5,000 · Contractor: Redwood Adu Llc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
5317 V St · 1 unit · $132,426 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
5006 T St · 1 unit · $36,418 valuation
Records span Mar 4, 2026 to Jun 25, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3012 56th St · 1 unit · $172,864 valuation
Records span Mar 27, 2026 to Jun 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 application filed (RES-2612878)
SHELF READY (N) Detached ADU
“Shelf-Ready ADU Submittal, Cycle Times 10, 7, 5, 3 EPC - CONSTRUCT (N) 747 SQFT DETACHED ADU WITH 44 SQFT COVERED PORCH (SHELF-READY 2 BED DESIGN) ADU WILL HAVE 2 BEDS AND 1 BATH. 747 S.F. conditioned with 2.2kw solar system. DEMOISH EXISTING GARAGE TO MAKE ROOM FOR NEW STRUCTURE (SEPERATE PERMIT). 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). Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92. All work subject to field inspections. · Declared valuation: $129,732 · Contractor: Redwood Adu Llc
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 →Active in "Entitled" for 4.8 yr (first record Dec 29, 2021) with no new permit activity recorded in 4.8 yr.
Active in "Entitled" for 4.7 yr (first record Feb 11, 2022) with no new permit activity recorded in 4.7 yr.
Active in "Issued" for 16 mo (first record Jun 12, 2025) with no new permit activity recorded in 16 mo.
Active in "Entitled" for 5.1 yr (first record Oct 7, 2021) with no new permit activity recorded in 5.1 yr.
Active in "Issued" for 4.4 yr (first record Jun 9, 2022) with no new permit activity recorded in 3.5 yr.
Active in "Issued" for 3.1 yr (first record Sep 14, 2023) with no new permit activity recorded in 2.8 yr.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 310 parcels
Small prior baseline
City baseline: 30.6 / 1k
8 in trailing 24m
Includes 3 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 ($4,600/yr) + local voter-approved bond debt ($644/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$16,546/yr
Cash needed: $101,200
NOI: $11,366/yr
P&I: $2,326/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 | −$1,614/mo | -19.1% | $4,139/mo | −$1,585/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,050/mo | −$1,379/mo | -16.3% | $3,831/mo | −$1,233/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 | −$1,244/mo | -14.7% | $3,742/mo | −$965/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 unitsJun 18, 2026 – Jul 24, 2026
IssuedJul 20, 2026 – Jul 21, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
SHELF READY (N) Detached ADU
“Shelf-Ready ADU Submittal, Cycle Times 10, 7, 5, 3 EPC - CONSTRUCT (N) 747 SQFT DETACHED ADU WITH 44 SQFT COVERED PORCH (SHELF-READY 2 BED DESIGN) ADU WILL HAVE 2 BEDS AND 1 BATH. 747 S.F. conditioned with 2.2kw solar system. DEMOISH EXISTING GARAGE TO MAKE ROOM FOR NEW STRUCTURE (SEPERATE PERMIT). 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). Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92. All work subject to field inspections.
5524 2nd Ave res demo permit
Demo Permit: DEMOLISH EXISTING 336 SQFT GARAGE TO MAKE ROOM FOR (N) ADU (ADU ON SEPERATE PERMIT). Upon payment, our system will notify our staff, and we will email the Building Permit Cards. Hope you have a great day. Thank you.
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.
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.
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.
5524 2ND AVE; 5526 2ND AVE
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 011-0233-016-0000. 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.