Sacramento 95822 · Carleton Tract · APN 018-0071-006-0000 · City of Sacramento
Since October 2024 within ½ mile: 7 homes completed, 6 permitted, 4 proposed or in review.
15 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.
560 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.
$602,000
Benchmark range: $530,000 – $674,000
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-2 as two-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 3.4 yr (since Jun 8, 2023), with no new permit record in 3.4 yr. · 2 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 5.6 yr (since Mar 12, 2021), with no new permit record in 5.6 yr. · 1 unit
In "Entitled" for 5.5 yr (since May 14, 2021), with no new permit record in 5.5 yr. · 1 unit
In "Entitled" for 5.4 yr (since May 21, 2021), with no new permit record in 5.4 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)
4206 Custis Ave · 1 unit · $2,501 valuation
Records span Feb 14, 2024 to Sep 16, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
1607 Wentworth Ave · 1 unit · $332,270 valuation
Records span Jun 27, 2025 to Aug 21, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
1799 Wentworth Ave · 2 units · $900,395 valuation
Records span Nov 19, 2025 to Jun 30, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2163 Shielah Way · 1 unit · $82,680 valuation
Records span Apr 7, 2026 to Jun 18, 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)
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)
2140 Irvin Way · 1 unit · $65,601 valuation
Records span Dec 17, 2025 to May 8, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
4511 Marion Ct · 1 unit · $120,000 valuation
Records span Dec 22, 2025 to May 4, 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)
1723 Wentworth Ave · 1 unit · $115,000 valuation
Records span Sep 10, 2024 to Feb 24, 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)
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)
1900 Argail Way · 1 unit · $24,808 valuation
Records span May 11, 2023 to Jul 9, 2025 (4 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 3.4 yr (first record Jun 8, 2023) with no new permit activity recorded in 3.4 yr.
Active in "Entitled" for 3.7 yr (first record Mar 1, 2023) with no new permit activity recorded in 3.1 yr. High-impact scale (4 housing units, $480,000 declared valuation across 2 permits).
Active in "Entitled" for 4.9 yr (first record Nov 23, 2021) with no new permit activity recorded in 4.9 yr.
Active in "Entitled" for 7 yr (first record Oct 21, 2019) with no new permit activity recorded in 7 yr.
Active in "Entitled" for 3.6 yr (first record Mar 17, 2023) with no new permit activity recorded in 2.8 yr.
Active in "Entitled" for 5.4 yr (first record May 21, 2021) with no new permit activity recorded in 5.4 yr.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 484 parcels
−72.7% YoY
City baseline: 30.6 / 1k
14 in trailing 24m
Includes 5 ADUs
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 ($6,000/yr) + local voter-approved bond debt ($840/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$26,172/yr
Cash needed: $132,000
NOI: $10,235/yr
P&I: $3,034/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 | −$2,422/mo | -22.0% | $5,313/mo | −$2,402/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | −$2,181/mo | -19.8% | $4,918/mo | −$2,041/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 | −$2,043/mo | -18.6% | $4,804/mo | −$1,767/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 ↗
Entitled2 unitsJun 8, 2023 – Jun 8, 2023
Finaled / completed1 unitsMay 24, 2019 – May 24, 2019
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
replaced permit RES-1721317 converting single family to duplex
permit to replace expired permit RES-1721317 -- converting existing family home to duplex, unit 1 1061 sq ft and unit 2 1504 sq ft. convert 88 sq ft of 1st floor habitable to garage to total 347 sq ft garage , 2nd floor addition of 54 sq ft of habitable space, add 1 kitchen and remodel existing kitchen, 3 complete bathroom remodels, install 1 new split system, replace existing furnace, c/o 20 windows and 1 sliding door like for like, complete house electrical rewire, replace existing msp with 200 amp panel and install 1 new 200 amp msp, remove existing patio cover, remove and replace 3 squares of damaged siding,
converting single family to duplex
EXPEDITED 10,5,5- converting existing family home to duplex, unit 1 1061 sq ft and unit 2 1504 sq ft. convert 88 sq ft of 1st floor habitable to garage to total 347 sq ft garage , 2nd floor addition of 54 sq ft of habitable space, add 1 kitchen and remodel existing kitchen, 3 complete bathroom remodels, install 1 new split system, replace existing furnace, c/o 20 windows and 1 sliding door like for like, complete house electrical rewire, replace existing msp with 200 amp panel and install 1 new 200 amp msp, remove existing patio cover, remove and replace 3 squares of damaged siding, (new permit issued under permit RES-1909432 crf 5-24-2019)
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 | 2046 20th AVE_ADU(IR23-157) | ADU · Renter | 2 (Jun 8, 2023) | — | — | — |
| 2019 | replaced permit RES-1721317 converting single family to duplex(RES-1909432) | 2 to 4 · Renter | — | 1 (May 24, 2019) | 1 (Dec 18, 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
0.19 acres
Assessor's classification for assessment purposes. This is not zoning.
2046 20TH AVE; 2048 20TH 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 018-0071-006-0000. 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.