Sacramento 95820 · West Tahoe Park · APN 015-0251-004-0000 · City of Sacramento
Since October 2024 within ½ mile: 30 homes completed, 145 permitted, 72 proposed or in review (164 of them deed-restricted affordable).
45 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.
737 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.
$569,000
Benchmark range: $501,000 – $637,000
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.
In "Entitled" for 7.9 yr (since Dec 5, 2018), with no new permit record in 7.9 yr. · 1 unit
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
Permit issued and active for 2.5 yr (first record Apr 23, 2024), with no completion or new permit record in 2.3 yr. · 1 unit · $24,254 declared valuation
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 Oct 8, 2024), with no new permit record in 2.1 yr. · 1 unit · $155,000 declared valuation
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
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)
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)
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)
3012 56th St · 1 unit · $172,864 valuation
Records span Mar 27, 2026 to Jun 18, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
5421 13th Ave · 1 unit · $129,732 valuation
Records span Dec 19, 2025 to Jun 3, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3690 56th St · 1 unit · $90,000 valuation
Records span Feb 6, 2026 to May 19, 2026 (1 permit).
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)
4029 55th St · 1 unit · $225,000 valuation
Records span Sep 12, 2025 to May 8, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3406 50th St · 1 unit · $205,000 valuation
Records span Mar 12, 2026 to May 4, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3604 52nd St · 2 units · $224,415 valuation
Records span Nov 18, 2025 to Mar 30, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3113 50th St · 1 unit · $156,389 valuation
Records span Dec 10, 2025 to Feb 13, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3835 43rd St · 2 units · $200,530 valuation
Records span Sep 29, 2025 to Jan 22, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
4973 14th Ave · 1 unit · $129,732 valuation
Records span Dec 8, 2025 to Jan 22, 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 3.3 yr (first record Jul 24, 2023) with no new permit activity recorded in 20 mo.
Active in "Entitled" for 7.9 yr (first record Dec 5, 2018) with no new permit activity recorded in 7.9 yr.
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 "In review" for 18 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 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 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 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 ($5,700/yr) + local voter-approved bond debt ($798/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$25,171/yr
Cash needed: $125,400
NOI: $9,416/yr
P&I: $2,882/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 | −$2,325/mo | -22.2% | $5,062/mo | −$2,306/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$2,098/mo | -20.1% | $4,685/mo | −$1,967/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 | −$1,967/mo | -18.8% | $4,576/mo | −$1,709/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 unitsJul 24, 2023 – Mar 11, 2025
Entitled1 unitsDec 5, 2018 – Dec 5, 2018
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
ADU Conversion
Permit to complete work commenced under expired permit RES-2315348 - EPC - Convert existing detached garage into 576sqft ADU (1 bed, 1 bath) with an 8sqft water-heater closet. 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).”
ADU Conversion
EPC - Convert existing detached garage into 576sqft ADU (1 bed, 1 bath) with an 8sqft water-heater closet. 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).”
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 | ADU Conversion(RES-2315348) | ADU · Renter | — | 1 (Sep 6, 2023) | — | — |
| 2018 | Garage Coversion to Secondary Dwelling Uit(IR18-308) | ADU · Renter | 1 (Dec 5, 2018) | — | — | — |
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
0.13 acres
Assessor's classification for assessment purposes. This is not zoning.
5015 WHISKEY ALY; 5016 11TH 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 015-0251-004-0000. 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.