Sacramento 95817 · North Oak Park · APN 014-0093-027-0000 · City of Sacramento
Since October 2024 within ½ mile: 81 homes completed, 84 permitted, 64 proposed or in review (49 of them deed-restricted affordable); 5 demolitions.
74 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.
758 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.
$325,000
Benchmark range: $286,000 – $364,000
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-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.
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
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)
3964 Downey Way · 2 units · $189,112 valuation
Records span Jun 8, 2026 to Sep 25, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
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)
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)
2570 41st St · 2 units · $115,000 valuation
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)
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)
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 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 19 mo (first record Apr 11, 2025) with no new permit activity recorded in 7 mo.
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 3.4 yr (first record Jun 14, 2023) with no new permit activity recorded in 16 mo.
Active in "Issued" for 3 yr (first record Oct 17, 2023) with no new permit activity recorded in 16 mo.
Active in "Issued" for 19 mo (first record Apr 4, 2025) with no new permit activity recorded in 17 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 ($3,250/yr) + local voter-approved bond debt ($455/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$6,815/yr
Cash needed: $71,500
NOI: $12,905/yr
P&I: $1,643/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 | −$803/mo | -13.5% | $3,008/mo | −$763/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,050/mo | −$568/mo | -9.5% | $2,784/mo | −$411/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 | −$433/mo | -7.3% | $2,719/mo | −$144/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 ↗
Issued2 unitsApr 11, 2025 – Mar 26, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
New Duplex ADUs (SHARED PLANS X2)
EPC - EXPEDITED - New 2-story Duplex ADUs 1-bed / 1-bath 400-sq. ft. each. 40 sq. ft. Porch, 66 sq. ft. Porch/stairs. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. Any new landscaping done on this property must be compliant with the City’s Water Efficient Landscape Ordinance 15.92. Shared plans reviewed under RES-2515135
New Duplex (SHARED PLANS X2)
EPC - EXPEDITED - New 2-story Duplex 2-bed / 1-bath each. Unit #1 - 709 sq. ft. Unit #2 - 696 sq. ft. 68 sq. ft. porch, 68 sq. ft. stairs Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. Any new landscaping done on this property must be compliant with the City’s Water Efficient Landscape Ordinance 15.92. Shared plans reviewed under RES-2515135. SOLAR REMOVED AT CYCLE 3. SHADE REPORT PROVIDED.
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 | 4th Avenue Duplex - MMH(DR24-244) | 2 to 4 · Renter | 2 (Apr 11, 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
0.07 acres
Assessor's classification for assessment purposes. This is not zoning.
2845 38TH ST; 2849 38TH ST; 2853 38TH 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 014-0093-027-0000. 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.