Sacramento 95817 · North Oak Park · APN 013-0142-023-0000 · City of Sacramento
Since October 2024 within ½ mile: 81 homes completed, 44 permitted, 60 proposed or in review (50 of them deed-restricted affordable); 4 demolitions.
67 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.
727 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.
$474,000
Benchmark range: $417,000 – $531,000
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 R-2B as multifamily 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 3.5 yr (since Apr 28, 2023), with no new permit record in 3.5 yr. · 1 unit · $450,000 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
Permit issued and active for 7.1 yr (first record Sep 19, 2019), with no completion or new permit record in 13 mo. · 2 units · $77,143 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)
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)
3507 10th Ave · 1 unit · $184,767 valuation
Records span Jul 1, 2026 to Aug 28, 2026 (1 permit).
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)
3541 7th Ave · 1 unit · $275,622 valuation
Records span Oct 6, 2022 to Jul 14, 2026 (6 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3726 Reggae Aly · 2 units · $204,618 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 "Entitled" for 3.5 yr (first record Apr 28, 2023) with no new permit activity recorded in 3.5 yr.
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 "Issued" for 3 yr (first record Oct 17, 2023) with no new permit activity recorded in 16 mo.
Active in "Issued" for 3.4 yr (first record Jun 14, 2023) with no new permit activity recorded in 16 mo.
High-impact scale (24 housing units, $3,202,531 declared valuation across 8 permits).
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 ($4,750/yr) + local voter-approved bond debt ($665/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$17,627/yr
Cash needed: $104,500
NOI: $11,195/yr
P&I: $2,402/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 | −$1,704/mo | -19.6% | $4,265/mo | −$1,676/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,050/mo | −$1,469/mo | -16.9% | $3,948/mo | −$1,324/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 | −$1,334/mo | -15.3% | $3,856/mo | −$1,057/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 ↗
Entitled1 unitsApr 28, 2023 – May 11, 2023
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Change-out w/new ducts Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%.
EPC-NEW 2295 SQ FT SFR
EPC- NEW 2,295 S.F. 2-STORY SINGLE FAMILY RESIDENCE WITH 483 S.F. ATTACHED GARAGE and 180 sq foot Attached pergola . 1st floor 1155 sq ft , 2nd floor 1140 sq ft , garage 483sq ft, pergola 180 sq ft . SMUD SOLAR SHARE & seperate wrecking permit for existing garage will be pull . 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).”
Water Heater/Sewer
Remove existing water heater and replace with new tankless water heater. Remove and replace existing sewer with new. NEW WATER SERVICE DUE TO DAMAGE DURING SEWER INSTALL. DJP. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
TOWNER - REHAB
HSG case #14-009686 - Continuation of Permits RES-1415038 & RES-1503894; Whole House Rehab; Complete Kitchen and Bath Remodels (New Cabinets, Appliances and Fixtures); New Electrical Panel, New Wiring, Can lighting, fixtures and devices; New AC Condenser; Re-Roof. Smoke & carbon monoxide detectors are required.
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 | Rodda-Manley Residence(DR23-026) | SFD · Owner | 1 (Apr 28, 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
0.14 acres
Assessor's classification for assessment purposes. This is not zoning.
2947 34TH ST; 2949 34TH ST
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 013-0142-023-0000. 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.