Sacramento 95822 · Carleton Tract · APN 018-0051-002-0000 · City of Sacramento
Since October 2024 within ½ mile: 8 homes completed, 5 permitted, 3 proposed or in review; 1 commercial or mixed-use project.
14 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.
469 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.
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
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 7.8 yr (since Jan 24, 2019), with no new permit record in 7.8 yr. · 4 units
In "Entitled" for 7 yr (since Oct 21, 2019), with no new permit record in 7 yr. · 2 units
In "Entitled" for 6.6 yr (since Mar 25, 2020), with no new permit record in 6.6 yr. · 1 unit
In "Entitled" for 5.4 yr (since May 21, 2021), with no new permit record in 5.4 yr. · 1 unit
In "Entitled" for 4.9 yr (since Nov 23, 2021), with no new permit record in 4.9 yr. · 1 unit
In "Entitled" for 4.8 yr (since Dec 21, 2021), with no new permit record in 4.8 yr. · 1 unit
Latest published Zillow Home Value Index (ZHVI) update
Changed from $431,250 in September 2025 to $428,158 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95822 (not a parcel appraisal)
Accessory dwelling unit (new or conversion) permit application filed (RES-2620499)
4206 Custis Ave res electrical permit minor no plans
Electrical Permit: install a SMUD meter for a 200 amp panel. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. Please refer to RES-2403275 original ADU permit. · Declared valuation: $2,501
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Accessory dwelling unit (new or conversion) permit issued (RES-2620499)
4206 Custis Ave res electrical permit minor no plans
Electrical Permit: install a SMUD meter for a 200 amp panel. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. Please refer to RES-2403275 original ADU permit. · Declared valuation: $2,501
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
3632 24th St · 1 unit · $96,932 valuation
Records span Mar 9, 2026 to Sep 10, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2703 21st Ave · 1 unit · $97,208 valuation
Records span Feb 19, 2026 to Jul 20, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2126 20th Ave · 2 units · $194,712 valuation
Records span Jun 16, 2026 to Jun 17, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3858 Jeffrey Ave · 2 units · $216,670 valuation
Records span Jan 21, 2026 to Jun 2, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2163 Stacia Way · 1 unit · $53,100 valuation
Records span Feb 2, 2026 to May 13, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
4662 23rd St · 1 unit · $50,557 valuation
Records span Dec 9, 2025 to Apr 30, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
4607 Attawa Ave · 1 unit · $40,992 valuation
Records span Mar 11, 2026 to Apr 9, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3439 23rd St · 1 unit · $95,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
4411 Arlington Ave · 1 unit · $190,000 valuation
Records span Dec 26, 2025 to Jan 27, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Annual ZIP 95822 home-value index checkpoint
Changed from $454,056 in September 2024 to $431,250 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95822 (not a parcel appraisal)
3906 Deeble St · $1,036,934 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2073 18th Ave · 2 units · $750,000 valuation
Records span Aug 22, 2023 to Jul 22, 2025 (3 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
HUD Small Area Fair Market Rent · ZIP 95822
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 ($4,300/yr) + local voter-approved bond debt ($602/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$13,919/yr
Cash needed: $94,600
NOI: $12,173/yr
P&I: $2,174/mo
For $0/mo net cash flow
At $2,100/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 | $1,932/mo | −$1,401/mo | -17.8% | $3,888/mo | −$1,367/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | −$1,160/mo | -14.7% | $3,599/mo | −$1,007/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,226/mo | −$1,021/mo | -13.0% | $3,515/mo | −$733/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 ↗
Finaled / completed1 unitsFeb 14, 2024 – Sep 16, 2026
Finaled / completed1 unitsDec 23, 2019 – Sep 14, 2020
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
4206 Custis Ave res electrical permit minor no plans
Electrical Permit: install a SMUD meter for a 200 amp panel. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. Please refer to RES-2403275 original ADU permit.
HDB 23-046266 - CONVERT SHED TO ADU
EPC - HDB 23-046266 Converting 320 sq. ft. Detached Shed to ADU unit with addition of 160 sq. ft. Solar exempt. Submit plans for changing shed to living quarters. Legalize all work in shed done without a permit. Plans required.
EPC- SHED 320 sq ft
EPC- SHED 320 sq ft - Building a TuffShed 16x20
New Double-wide Manufactured Home
EPC - Install 1010-sqft SFR (3 bedroom, 2 bathroom) w/ 49-sqft covered porch. Any new landscaping done on this property must be compliant with the City’s Water Efficient Landscape Ordinance 15.92.
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 | HDB 23-046266 - CONVERT SHED TO ADU(RES-2403275) | ADU · Renter | — | — | 1 (Mar 6, 2025) | — |
| 2024 | HDB 23-046266 - CONVERT SHED TO ADU(RES-2403275) | ADU · Renter | 1 (Feb 14, 2024) | 1 (Oct 8, 2024) | — | — |
| 2022 | New Double-wide Manufactured Home(RES-2000444) | MH · Owner | — | 1 (Sep 14, 2020) | 1 (Jun 29, 2022) | — |
| 2020 | New Double-wide Manufactured Home(RES-2000444) | MH · Owner | — | 1 (Sep 14, 2020) | — | — |
| 2019 | Li Residence(DR19-317) | SFD · Owner | 1 (Dec 23, 2019) | — | — | — |
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.
4206 CUSTIS AVE; 4210 CUSTIS 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 018-0051-002-0000. 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.