Sacramento 95820 · West Tahoe Park · APN 015-0181-052-0000 · City of Sacramento
Since October 2024 within ½ mile: 28 homes completed, 147 permitted, 73 proposed or in review (164 of them deed-restricted affordable).
42 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.
660 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.
$491,000
Benchmark range: $432,000 – $550,000
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 C-2 as commercial, 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 5 yr (first record Oct 19, 2021), with no completion or new permit record in 15 mo. · 65 units · $13,500,000 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 3.3 yr (first record Jul 24, 2023), with no completion or new permit record in 20 mo. · 1 unit · $43,427 declared valuation
In "In review" for 17 mo (since May 14, 2025), with no new permit record in 12 mo. · 68 units · $12,000,000 declared valuation
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)
Other permit application filed (COM-2619289)
SHARED - Gateway East Affordable Mixed Use - Carport 1
SHARED - FULL INSTALL OF NEW CANTILEVERED CARPORTS 1 & 2 AND CONNECTIONS. PLAN REVIEW UNDER PERMIT COM-2619289. SEE MAIN PERMIT COM-2426948 FOR REFERENCE. OTHER PERMIT UNDER SHARED PLAN IS COM-2619290. THIS PERMIT IS FOR CARPORT #1. - PLNG-INSP · Declared valuation: $34,511 · Contractor: Baja Construction Co Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Other permit application filed (COM-2619290)
SHARED - Gateway East Affordable Mixed Use - Carport 2
SHARED - FULL INSTALL OF NEW CANTILEVERED CARPORTS 1 & 2 AND CONNECTIONS. PLAN REVIEW UNDER PERMIT COM-2619289. SEE MAIN PERMIT COM-2426948 FOR REFERENCE. OTHER PERMIT UNDER SHARED PLAN IS COM-2619290. THIS PERMIT IS FOR CARPORT #2. - PLNG-INSP · Declared valuation: $34,511 · Contractor: Baja Construction Co Inc
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)
Plan revision / deferred submittal permit application filed (COM-2616318)
Deferred - Gateway East Affordable - Storefront
Deferred submittal for (COM-2426948) storefront systems.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Plan revision / deferred submittal permit application filed (COM-2615531)
REVISION6 - Gateway East Affordable Mixed Use - PV System & MEP
REVISION TO COM-2426948. Scope of revision includes 1. Updates to the photo voltaic PV system manufacturer and layout drawings to replace the previous, 2.Changing (5) mechanical ceiling cassettes to wall cassettes in the common area Leasing Office, Fitness Rm. & Laundry Rm. 3. Updating (2) washer & dryer units to the current laundry room layout. Note that access clearances are maintained same as previous. 4. Miscellaneous electrical outlets updated (ie: fitness room, laundry, etc)
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)
Plan revision / deferred submittal permit application filed (COM-2614287)
REVISION5 - Gateway East Affordable Mixed Use - Vehicle Gate
REVISION TO COM-2426948. Revised location of vehicular entrance gate from locations on the alley to entrance of the parking lot.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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)
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)
5064 12th Ave · 2 units · $209,474 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
4332 3rd Ave · 1 unit · $40,000 valuation
Records span Feb 18, 2026 to May 5, 2026 (1 permit).
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 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 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 "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 "Issued" for 19 mo (first record Mar 25, 2025) with no new permit activity recorded in 15 mo.
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 3.3 yr (first record Jul 24, 2023) with no new permit activity recorded in 20 mo.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 613 parcels
Small prior baseline
City baseline: 30.6 / 1k
10 in trailing 24m
Includes 13 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 ($4,900/yr) + local voter-approved bond debt ($686/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$19,405/yr
Cash needed: $107,800
NOI: $10,328/yr
P&I: $2,478/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 | −$1,844/mo | -20.5% | $4,391/mo | −$1,820/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$1,617/mo | -18.0% | $4,064/mo | −$1,481/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 | −$1,486/mo | -16.5% | $3,970/mo | −$1,222/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 ↗
Issued65 units98 deed-restrictedOct 19, 2021 – Jul 18, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
SHARED - Gateway East Affordable Mixed Use - Carport 2
SHARED - FULL INSTALL OF NEW CANTILEVERED CARPORTS 1 & 2 AND CONNECTIONS. PLAN REVIEW UNDER PERMIT COM-2619289. SEE MAIN PERMIT COM-2426948 FOR REFERENCE. OTHER PERMIT UNDER SHARED PLAN IS COM-2619290. THIS PERMIT IS FOR CARPORT #2. - PLNG-INSP
SHARED - Gateway East Affordable Mixed Use - Carport 1
SHARED - FULL INSTALL OF NEW CANTILEVERED CARPORTS 1 & 2 AND CONNECTIONS. PLAN REVIEW UNDER PERMIT COM-2619289. SEE MAIN PERMIT COM-2426948 FOR REFERENCE. OTHER PERMIT UNDER SHARED PLAN IS COM-2619290. THIS PERMIT IS FOR CARPORT #1. - PLNG-INSP
Deferred - Gateway East Affordable - Storefront
Deferred submittal for (COM-2426948) storefront systems.
REVISION6 - Gateway East Affordable Mixed Use - PV System & MEP
REVISION TO COM-2426948. Scope of revision includes 1. Updates to the photo voltaic PV system manufacturer and layout drawings to replace the previous, 2.Changing (5) mechanical ceiling cassettes to wall cassettes in the common area Leasing Office, Fitness Rm. & Laundry Rm. 3. Updating (2) washer & dryer units to the current laundry room layout. Note that access clearances are maintained same as previous. 4. Miscellaneous electrical outlets updated (ie: fitness room, laundry, etc)
REVISION5 - Gateway East Affordable Mixed Use - Vehicle Gate
REVISION TO COM-2426948. Revised location of vehicular entrance gate from locations on the alley to entrance of the parking lot.
REVISION4 - Gateway East Affordable Mixed Use - Electrical
REVISION TO COM-2426948. Electrical sheet revision as part of Fire Sprinkler Deferred Submittal.
REVISION3 - Gateway East Affordable Mixed Use - Truss Revision
REVISION TO COM-2426948. Revision to roof truss attachment to building structure.
DEFERRED - Stockton Blvd Gateway East - Fire Sprinklers
DEFERRED TO COM-2426948. FOOTHIILL FIRE PROTECTION TO INSTALL A COMPLETE WET PIPE FIRE SPRINKLER SYSTEM INCLUDING A 50 PSI @ 400 GPM FIRE PUMP FROM 0'-6" AFF AT SITE OF UG STUS-IN BY OTHERS.
DEFERRED - Stockton Blvd Gateway East - Fire Alarm
EPC - DEFERRED TO COM-2426948. New low voltage fire alarm system for apartment building.
DEFERRED - Stockton Blvd Gateway East - Roof Truss
EXPEDITED - DEFERRED TO COM-2426948. ROOF TRUSSES DESIGN.
Gateway East Mixed Use - Temp Power
EPC - Installing a single temp power pole with a 400A, single phase, meter panel for construction (overhead) power.
REVISION2 - Gateway East Affordable Mixed Use - Sewer Connection
EPC - REVISION TO COM-2426948. RELOCATE SEWER POINT OF CONNECTION.
REVISION - Gateway East Affordable Mixed Use - T24 Sheets
EPC - REVISION TO COM-2426948. Attached T24 Energy plan sheets were approved at cycle 1 of plan review but were left out of the final approved, stamped plan set. Plan reviewer to confirm and verify T24 sheets match approved sheets at cycle 1.
Gateway East Affordable Mixed Use
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 | Gateway East Affordable Mixed Use(COM-2426948) | 5+ · Renter | — | 65 (Jul 18, 2025) | — | 65 |
| 2024 | 3401 Stockton Boulevard(IR24-134) | 5+ · Renter | 65 (Jun 10, 2024) | — | — | 65 |
| 2023 | Stockton Blvd Mixed Use - East Parcel(COM-2206353) | 5+ · Renter | — | 99 (Dec 20, 2023) | — | 98 |
| 2022 | Stockton Boulevard (East) – Ministerial Infill Housing, Density Bonus, and Mixed-Use(IR20-348A) | 5+ · Renter | 89 (Mar 7, 2022) | — | — | — |
| 2022 | Stockton Boulevard (East) – Ministerial Infill Housing, Density Bonus, and Mixed-Use - Regulated(IR20-348B) | 5+ · Renter | 10 (Mar 7, 2022) | — | — | 10 |
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
0.83 acres
Assessor's classification for assessment purposes. This is not zoning.
3401 STOCKTON BLVD; 3405 STOCKTON BLVD; 3405 STOCKTON BLVD # 104 # 104
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 015-0181-052-0000. 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.
MULTI-FAMILY HOUSING. Affordable. - EPC. Type VA, OCC: R2, B, A2, S2. 47,714 sqare feet. 3 story mixued use building. 65 100% affordable dwelling units. Ground floor retail, and amenity space. 55 parking stalls, utility taps, and site work. 58 studio/one bedroom 7 two bedroom 52 units: < 750sqft 13 units: 750 sqft-2000 sqft A-2: 1,345 sqf; B:2,787 sqft; S-2: 1,118 sqft; R-2: 42,464 sqft. - PLNG-INSP
Stockton Blvd Mixed Use - East Parcel
EPC - Mixed Use MULTI-FAMILY HOUSING - The project is a residential mixed use building with 99 dwelling units, ground floor parking, retail, and residential amenities. The project varies in height from 3 stories at 10th Ave to 5 stories at the corner of Stockton Blvd and 9th Ave. The maximum proposed height is 56'-4" measured to the plate line. Related to COM-2206234 (West Parcel) 99 units total 98 affordable (30 year deed restriction); 1 market rate For further breakdown of square footages, please see CDD-0410 form attached. 81 studios/one bedroom 18 two bedroom M: 1,218 sf (retail) on first floor PLNG-INSP
Estimate: Residential Mixed Use
EPC - New Residential Mixed-Use Building- 99 units with 1,200sf ground floor retail. 5 Stories, 76,330sf. Type IA and Type VA Construction. The project is a residential mixed use building with 99 dwelling units, ground floor parking, retail and residential amenities. The project is pursuing a density bonus and will provide 10 affordable units. All parking is on grade and there is no subterranean level. The project varies in height from 3 stories at 10th Ave to 5 stories at the corner of Stockton Blvd and 9th Ave. The maximum proposed height is 56'-4" measured to the plate line. As permitted by the codes governing the density bonus, the project utilizes one concession to deviate from the required zoning height limits. The project site includes areas that are zoned C-2 and C-1. At a limited portion of the C-2 zoned northeastern side of the project, the height deviates from the underlying 55ft transitional height limit by 1'-4." At the C-1 zoned southern portion of the site the project deviates from the underlying 35ft height limit by 1'-4" and 11'-4." The project includes 2-4 levels of type VA construction and limited Type IA construction at the ground level. Podium level amenity spaces and pool are included. The project includes 56,903 residential SF and 1,200 retail SF. The project is 76,330 gross SF. There are 52 long term bike parking spaces and 12 short term bike parking spaces. Total enclosed square footage is 96,673 sqft Total square footage of 1st floor enclosed exterior and covered parking is 22,764 sqft Please see attached application and preliminary plans for square footage by occupancy and additional information - PLNG-INSP