Sacramento 95820 · Central Oak Park · APN 014-0223-004-0000 · City of Sacramento
Since October 2024 within ½ mile: 27 homes completed, 188 permitted, 78 proposed or in review (165 of them deed-restricted affordable); 1 demolition.
49 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.
670 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.
$142,000
Benchmark range: $125,000 – $159,000
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 RO as mixed use, 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 7.3 yr (first record Jul 24, 2019), with no completion or new permit record in 12 mo. · 67 units · $19,000,000 declared valuation
Permit issued and active for 4.7 yr (first record Feb 14, 2022), with no completion or new permit record in 2.2 yr. · 1 unit · $28,200 declared valuation
In "Entitled" for 2.2 yr (since Aug 27, 2024), with no new permit record in 2.2 yr. · 1 unit
In "Entitled" for 2.2 yr (since Aug 27, 2024), with no new permit record in 2.2 yr. · 1 unit · $158,076 declared valuation
In "Entitled" for 2.1 yr (since Sep 4, 2024), with no new permit record in 2.1 yr. · 1 unit · $125,000 declared valuation
Permit issued and active for 2.8 yr (first record Jan 25, 2024), with no completion or new permit record in 21 mo. · 38 units · $3,500,000 declared valuation
Nearby permit (15daee44c9fa39875b87c715e55f947e7f4e5a04): 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 $394,280 in September 2025 to $394,550 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95820 (not a parcel appraisal)
5081 10th Ave · 1 unit · $47,748 valuation
Records span Aug 5, 2026 to Sep 16, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3811 45th St · 1 unit · $103,067 valuation
Records span Nov 5, 2025 to Sep 8, 2026 (1 permit).
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-2619662)
REVISION - Donner Field Senior Aprts - Mailroom-Laundry-Vehicle-Gate-Solar Panels
REVISION TO COM-2514455. Mail room, Laundry Room, Vehicle Entry Gate, Solar PV. See attached description.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
4031 12th Ave · 1 unit · $80,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2932 44th St · 5 units · $780,000 valuation
Records span Jun 20, 2025 to Aug 14, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3662 40th St · 2 units · $473,703 valuation
Records span Nov 6, 2025 to Aug 7, 2026 (1 permit).
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-2616850)
DEFERRED - Donner Field Senior Aprts - Elevator
EPC - DEFERRED TO COM-2514455. Deferred Elevator Submittal.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
4860 8th Ave · 1 unit · $36,418 valuation
Records span Apr 11, 2026 to Jul 16, 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)
5002 7th Ave · 1 unit · $275,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3614 40th St · 1 unit · $96,932 valuation
Records span Apr 16, 2026 to Jun 12, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3219 Santa Cruz Way · 1 unit · $380,000 valuation
Records span Sep 25, 2023 to May 21, 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 "Issued" for 7.3 yr (first record Jul 24, 2019) with no new permit activity recorded in 12 mo. High-impact scale (67 housing units, 66 deed-restricted affordable, $19,000,000 declared valuation across 14 permits).
Active in "Issued" for 5 yr (first record Oct 19, 2021) with no new permit activity recorded in 15 mo. High-impact scale (65 housing units, 98 deed-restricted affordable, $13,500,000 declared valuation across 36 permits).
Active in "Issued" for 2.8 yr (first record Jan 25, 2024) with no new permit activity recorded in 21 mo. High-impact scale (38 housing units, $3,500,000 declared valuation across 6 permits).
Active in "In review" for 17 mo (first record May 14, 2025) with no new permit activity recorded in 12 mo. High-impact scale (68 housing units, $12,000,000 declared valuation across 1 permit).
Active in "Entitled" for 2.2 yr (first record Aug 27, 2024) with no new permit activity recorded in 2.2 yr.
Active in "Issued" for 19 mo (first record Mar 25, 2025) with no new permit activity recorded in 15 mo.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 2,004 parcels
−22.2% YoY
City baseline: 30.6 / 1k
48 in trailing 24m
Includes 23 ADUs
HUD Small Area Fair Market Rent · ZIP 95820
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 ($1,400/yr) + local voter-approved bond debt ($196/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
+$5,823/yr
Cash needed: $30,800
NOI: $14,318/yr
P&I: $708/mo
For $0/mo net cash flow
At $1,975/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 | $1,817/mo | +$258/mo | 10.1% | $1,456/mo | +$310/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | +$485/mo | 18.9% | $1,348/mo | +$649/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,094/mo | +$616/mo | 24.0% | $1,317/mo | +$907/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 ↗
Issued67 units66 deed-restrictedJul 24, 2019 – Nov 10, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
REVISION - Donner Field Senior Aprts - Mailroom-Laundry-Vehicle-Gate-Solar Panels
REVISION TO COM-2514455. Mail room, Laundry Room, Vehicle Entry Gate, Solar PV. See attached description.
DEFERRED - Donner Field Senior Aprts - Elevator
EPC - DEFERRED TO COM-2514455. Deferred Elevator Submittal.
DEFERRED - Donner Field Senior Aprts - Roof Truss
DEFERRED TO COM-2514455. Roof trusses deferred submittal.
DEFERRED - Donner Field Senior Aprts - Fire Sprinklers
DEFERRED TO COM-2514455. Fire sprinklers submittal.
DEFERRED - Donner Field Senior Aprts - Steel Stairs
DEFERRED TO COM-2514455. Steel Stairs submittal.
DEFERRED - Donner Field Senior Aprts - Fire Alarm
DEFERRED TO COM-2514455. Fire Alarm design submittal.
REVISION2 - Donner Field Senior Aprts - Photovoltaic Rev
REVISION TO COM-2514455. Redesign the photovoltaic array to change the rack system and incorporate the use of intumescent paint for fire protection of steel beams, steel columns and wood beams and at floor-ceiling intersections at 1-hour fire barriers. See the SUPP file for detailed narrative.
REVISION1 - Donner Field Senior Aprts - Elevator Rev
REVISION TO COM-2514455. Removal of sump pump at elevator pit, and confirmation that smoke curtains are not required on upper levels at elevator hoistway.
Donner Field Senior Aprts (Affordable Housing)
EXPEDITED - EPC - MULTI-FAMILY HOUSING - New construction of an Affordable Housing Senior Community Apartment Complex. Will consist of 67 units, including (65) one-bedroom units and (2) two-bedroom units. This project is 66 regulated affordable units and one market-rate unit and falls under the definition of Public Housing. This new construction project contains one, two and three story components with two elevators that serve upper level floors. Gated entries are located on the north and south access points that lead into the area and tuck-under parking of the site. The project consists of a u-shaped two and three story residential building with a single story community building that houses all of the interior common space for this community. Site improvements include common open green spaces and garden for residents to socialize, walking path that connects the north and south residences. Common areas include mail area, bicycle storage, bbq, elevators, parking and bocce ball court. Ground floor units in the courtyard have porches that adjoin a walking path. The community building contains a gathering room, three offices for the property manager, service provider and case manager, and a technology center. A designated smoking area will be added to the undercover area adjacent to parking. - PLNG-INSP
Multifamily Senior Affordable Housing (ESTIMATE)
MULTI-FAMILY HOUSING - EPC. Estimate. Type V-A, Occ R-2, B. 67 affordable (55+) housing units. Three story residential building and one story community building. PLEASE COMPLETE THIS ESTIMATE AS IF THIS PROJECT IS 100% MARKET RATE. R2: 61,469 sqft B (community building): 2,035 sqft Site development: 27,741 sqft 65 one bedroom 2 two bedroom - PLNG-INSP
Estimate - Donner Field Senior Apartments (AFFORDABLE HOUSING)
EPC - MULTI-FAMILY HOUSING - New 3-story, 63,504 sf, multifamily housing and community building. Total of 67 units (65 - one bedroom units and 2 - two bedroom units). - PLNG-INSP
Estimate
EPC - Building 3, 14,640 sq. ft. 2,000 sq. ft. of commercial space, 3 stories, 7 one bedroom, 5 two bedroom, 3 three bedroom, All the site work charged to this permit. 100% affordable housing project - PLNG-INSP
Estimate
EPC - Building 2, 12,840 sq. ft. 3 stories, 6 two bedroom, 6 three bedroom, 100% affordable housing project - PLNG-INSP,
Estimate
EPC - Building 1, 12,060 sq. ft., 3 stories , 8 one bedroom, 5 two bedroom, 2 three bedroom, 100% affordable housing project - 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 | Donner Field Senior Aprts (Affordable Housing)(COM-2514455) | 5+ · Renter | — | 67 (Nov 10, 2025) | — | 66 |
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
1.23 acres
Assessor's classification for assessment purposes. This is not zoning.
3311 45TH ST; 3311 45TH ST STE 100 STE 100; 3311 45TH ST UNIT 101 UNIT 101
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 014-0223-004-0000. 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.