Sacramento 95817 · North Oak Park · APN 013-0153-028-0000 · City of Sacramento
Since October 2024 within ½ mile: 83 homes completed, 44 permitted, 63 proposed or in review (50 of them deed-restricted affordable); 5 demolitions.
72 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.
714 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.
$586,000
Benchmark range: $516,000 – $656,000
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.
Permit issued and active for 3.9 yr (first record Dec 21, 2022), with no completion or new permit record in 23 mo. · 1 unit · $110,000 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)
4000 Broadway · 2 units · $426,672 valuation
Records span Apr 24, 2026 to Jul 15, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3200 40th St · 1 unit · $67,637 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 3.9 yr (first record Dec 21, 2022) with no new permit activity recorded in 23 mo.
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 "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 "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.
Active in "Issued" for 7.1 yr (first record Sep 19, 2019) with no new permit activity recorded in 13 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 ($5,850/yr) + local voter-approved bond debt ($819/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$25,556/yr
Cash needed: $128,700
NOI: $9,941/yr
P&I: $2,958/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 | −$2,365/mo | -22.1% | $5,188/mo | −$2,345/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,050/mo | −$2,130/mo | -19.9% | $4,801/mo | −$1,993/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 | −$1,994/mo | -18.6% | $4,690/mo | −$1,726/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 unitsDec 21, 2022 – Nov 26, 2024
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
ADU
EPC - NEW 504SF ADU W/ 42SF PORCH. 1 BED 1 BATH, SOLAR EXEMPT. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION.
REVISION TO RES-1904715
EPC - REVISION TO RES-1904715: DELTA 1 &4 - REDUCING THE FOOT PRINT BY 3 FEET FROM THE ZERO LOT LINE SIDE; PER INSPECTION CORRECTION (12-13-19)
New accessory structure
NEW NON-CONDITIONED, NON-HABITABLE ACCESSORY BUILDING w/ 500sf office, game room and bathroom. A 357sf garage and 86sf covered front porch.***EPC - REVISION TO RES-1904715: DELTA 1 &4 - REDUCING THE FOOT PRINT BY 3 FEET FROM THE ZERO LOT LINE SIDE; PER INSPECTION CORRECTION (12-13-19)****
ROOF MOUNT SOLAR PV INSTALLATION
4.41kw Solar PV System, “Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).” Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
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 |
|---|---|---|---|---|---|---|
| 2024 | ADU(RES-2419762) | ADU · Renter | 1 (Sep 6, 2024) | 1 (Nov 26, 2024) | — | — |
| 2022 | 3641 5th Ave Detached ADU(IR22-485) | ADU · Renter | 1 (Dec 21, 2022) | — | — | — |
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
0.11 acres
Assessor's classification for assessment purposes. This is not zoning.
3640 ELBY LN; 3641 5TH 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 013-0153-028-0000. 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.