Sacramento 95822 · Carleton Tract · APN 018-0093-012-0000 · City of Sacramento
Since October 2024 within ½ mile: 11 homes completed, 6 permitted, 3 proposed or in review; 1 commercial or mixed-use project.
18 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.
583 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.
$526,000
Benchmark range: $463,000 – $589,000
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 yr (since Oct 21, 2019), with no new permit record in 7 yr. · 2 units
In "Fee estimate" for 6.7 yr (since Feb 28, 2020), with no new permit record in 6.7 yr. · 1 unit · $100,711 declared valuation
In "Entitled" for 6.6 yr (since Mar 25, 2020), with no new permit record in 6.6 yr. · 1 unit
In "Entitled" for 5.7 yr (since Jan 29, 2021), with no new permit record in 5.7 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
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)
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)
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)
2489 28th Ave · 1 unit · $262,150 valuation
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)
2805 Atlas Ave · 1 unit · $200,000 valuation
Records span Feb 13, 2026 to Apr 9, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Accessory dwelling unit (new or conversion) permit issued (RES-2604846)
LEGALIZE GARAGE CONVERSION TO ADU
EPC - SCOPE OF WORK: LEGALIZE 240 SQ FT UNPERMITTED DETACHED GARAGE CONVERSION TO ADU UNDER AB2533 CITY OF SACRAMENTO. NO ALTERATIONS TO EXISTING SQUARE FOOTAGES. EXISTING WINDOW IN UNPERMITTED ADU TO BE CHANGE FOR LARGER SIZE WINDOW WIDTH OF EXISTING OPENING TO REMAIN, ADU BUILT BEFORE JANUARY 1ST 2020. Carbon monoxide & Smoke alarms are required. Reference CRC sections R315 & R314. All work subject to field inspections. · Declared valuation: $40,992 · 1 housing unit
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Accessory dwelling unit (new or conversion) permit application filed (RES-2604846)
LEGALIZE GARAGE CONVERSION TO ADU
EPC - SCOPE OF WORK: LEGALIZE 240 SQ FT UNPERMITTED DETACHED GARAGE CONVERSION TO ADU UNDER AB2533 CITY OF SACRAMENTO. NO ALTERATIONS TO EXISTING SQUARE FOOTAGES. EXISTING WINDOW IN UNPERMITTED ADU TO BE CHANGE FOR LARGER SIZE WINDOW WIDTH OF EXISTING OPENING TO REMAIN, ADU BUILT BEFORE JANUARY 1ST 2020. Carbon monoxide & Smoke alarms are required. Reference CRC sections R315 & R314. All work subject to field inspections. · Declared valuation: $40,992
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
5118 Carmen Way · 1 unit · $223,200 valuation
Records span Dec 31, 2024 to Feb 6, 2026 (2 permits).
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)
2337 Hooke Way · 1 unit · $139,645 valuation
Records span Jul 14, 2025 to Oct 28, 2025 (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 "In review" for 15 mo (first record Aug 5, 2025) with no new permit activity recorded in 15 mo. High-impact scale ($1,036,934 declared valuation across 1 permit).
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 3.9 yr (first record Nov 18, 2022) with no new permit activity recorded in 3.9 yr.
Active in "Entitled" for 6.6 yr (first record Mar 25, 2020) with no new permit activity recorded in 6.6 yr.
Active in "Entitled" for 5.7 yr (first record Jan 29, 2021) with no new permit activity recorded in 5.7 yr.
Active in "Entitled" for 3.6 yr (first record Mar 17, 2023) with no new permit activity recorded in 2.8 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 ($5,250/yr) + local voter-approved bond debt ($735/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$20,766/yr
Cash needed: $115,500
NOI: $11,090/yr
P&I: $2,655/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 | −$1,972/mo | -20.5% | $4,684/mo | −$1,945/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | −$1,731/mo | -18.0% | $4,336/mo | −$1,585/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 | −$1,592/mo | -16.5% | $4,235/mo | −$1,311/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 unitsMar 11, 2026 – Apr 9, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
LEGALIZE GARAGE CONVERSION TO ADU
EPC - SCOPE OF WORK: LEGALIZE 240 SQ FT UNPERMITTED DETACHED GARAGE CONVERSION TO ADU UNDER AB2533 CITY OF SACRAMENTO. NO ALTERATIONS TO EXISTING SQUARE FOOTAGES. EXISTING WINDOW IN UNPERMITTED ADU TO BE CHANGE FOR LARGER SIZE WINDOW WIDTH OF EXISTING OPENING TO REMAIN, ADU BUILT BEFORE JANUARY 1ST 2020. Carbon monoxide & Smoke alarms are required. Reference CRC sections R315 & R314. All work subject to field inspections.
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.
No housing activity reported to the State for this parcel (2018–2025 reports).
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.
4605 ATTAWA AVE; 4607 ATTAWA 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 018-0093-012-0000. 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.