Sacramento 95820 · North City Farms · APN 019-0033-007-0000 · City of Sacramento
Since October 2024 within ½ mile: 6 homes completed, 7 permitted, 8 proposed or in review; 1 demolition; 1 commercial or mixed-use project.
19 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.
492 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.
$611,000
Benchmark range: $538,000 – $684,000
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 4.9 yr (since Dec 21, 2021), with no new permit record in 4.9 yr. · 1 unit
In "Entitled" for 4.8 yr (since Dec 30, 2021), with no new permit record in 4.8 yr. · 1 unit
In "Entitled" for 4.4 yr (since May 19, 2022), with no new permit record in 4.4 yr. · 2 units
Permit issued and active for 4.2 yr (first record Aug 9, 2022), with no completion or new permit record in 4.2 yr. · 1 unit · $165,500 declared valuation
In "Entitled" for 3.9 yr (since Nov 18, 2022), with no new permit record in 3.9 yr. · 1 unit
In "Entitled" for 3.6 yr (since Mar 17, 2023), with no new permit record in 2.8 yr. · 1 unit · $36,533 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)
HVAC / heat pump permit application filed (RES-2620621)
3862 JEFFREY AVE HVAC C/O
INSTALL NEW HVAC WITH NEW DUCTWORK OVER 25FT. AIR HANDLER IN THE ATTIC, HEAT PUMP OUTSIDE THE EXISTING UNIT SHALL BE REMOVED. THE NEW UNIT SHALL BE PLACED IN THE SAME LOCATION AS THE EXISTING UNIT. CF-1R-ALT-HVAC ON FILE.CARBON MONOXIDE & SMOKE ALARMS ARE REQUIRED. REFERENCE CRC SECTIONS R315 & R314. ALL WORK IS SUBJECT TO FIELD INSPECTION. · Declared valuation: $11,000 · Contractor: A Plus Heating And Air Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
HVAC / heat pump permit issued (RES-2620621)
3862 JEFFREY AVE HVAC C/O
INSTALL NEW HVAC WITH NEW DUCTWORK OVER 25FT. AIR HANDLER IN THE ATTIC, HEAT PUMP OUTSIDE THE EXISTING UNIT SHALL BE REMOVED. THE NEW UNIT SHALL BE PLACED IN THE SAME LOCATION AS THE EXISTING UNIT. CF-1R-ALT-HVAC ON FILE.CARBON MONOXIDE & SMOKE ALARMS ARE REQUIRED. REFERENCE CRC SECTIONS R315 & R314. ALL WORK IS SUBJECT TO FIELD INSPECTION. · Declared valuation: $11,000 · Contractor: A Plus Heating And Air Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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)
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)
2801 13th Ave · 1 unit · $280,669 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3430 31st St · 1 unit · $73,786 valuation
Records span Sep 7, 2023 to Jul 29, 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)
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)
Accessory dwelling unit (new or conversion) permit issued (RES-2601182)
DETACHED 2 ADUs
EPC - COMMERCIAL 3 METER SETUP. New construction of 2 600sq ft ADU's - 1bd 1 bath each. All electric. Solar and fire sprinkler exempt. Carbon monoxide & Smoke alarms are required. Reference CRC sections R315 & R314. All work subject to field inspections. Route to Planning for plan check. Verify stair landings are 10' from property line. // Demolition of a detached garage/carport will be on a separate permit RES-2306537. · Declared valuation: $216,670 · 2 housing units
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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)
4205 32nd St · 1 unit · $68,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Demolition permit application filed (RES-2603537)
3862 JEFFREY AVE - WRECKING
Demo of existing garage/carport to make space for two ADU's. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. All work is subject to field inspection. · Declared valuation: $1,000
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Demolition permit issued (RES-2603537)
3862 JEFFREY AVE - WRECKING
Demo of existing garage/carport to make space for two ADU's. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. All work is subject to field inspection. · Declared valuation: $1,000
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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 "In review" for 4.1 yr (first record Sep 29, 2022) with no new permit activity recorded in 20 mo. High-impact scale (4 housing units, $590,212 declared valuation across 4 permits).
Active in "Issued" for 4.2 yr (first record Aug 9, 2022) with no new permit activity recorded in 4.2 yr.
Active in "Entitled" for 4.9 yr (first record Dec 21, 2021) with no new permit activity recorded in 4.9 yr.
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 4.8 yr (first record Dec 30, 2021) with no new permit activity recorded in 4.8 yr.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,233 parcels
+0.0% YoY
City baseline: 30.6 / 1k
26 in trailing 24m
Includes 11 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 ($6,100/yr) + local voter-approved bond debt ($854/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$28,054/yr
Cash needed: $134,200
NOI: $8,960/yr
P&I: $3,084/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 | −$2,565/mo | -22.9% | $5,397/mo | −$2,550/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$2,338/mo | -20.9% | $4,995/mo | −$2,211/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 | −$2,207/mo | -19.7% | $4,879/mo | −$1,953/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 ↗
Issued2 unitsJan 21, 2026 – Jun 2, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
3862 JEFFREY AVE HVAC C/O
INSTALL NEW HVAC WITH NEW DUCTWORK OVER 25FT. AIR HANDLER IN THE ATTIC, HEAT PUMP OUTSIDE THE EXISTING UNIT SHALL BE REMOVED. THE NEW UNIT SHALL BE PLACED IN THE SAME LOCATION AS THE EXISTING UNIT. CF-1R-ALT-HVAC ON FILE.CARBON MONOXIDE & SMOKE ALARMS ARE REQUIRED. REFERENCE CRC SECTIONS R315 & R314. ALL WORK IS SUBJECT TO FIELD INSPECTION.
DETACHED 2 ADUs
EPC - COMMERCIAL 3 METER SETUP. New construction of 2 600sq ft ADU's - 1bd 1 bath each. All electric. Solar and fire sprinkler exempt. Carbon monoxide & Smoke alarms are required. Reference CRC sections R315 & R314. All work subject to field inspections. Route to Planning for plan check. Verify stair landings are 10' from property line. // Demolition of a detached garage/carport will be on a separate permit RES-2306537.
3862 JEFFREY AVE - WRECKING
Demo of existing garage/carport to make space for two ADU's. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. All work is subject to field inspection.
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 18 squares of 30yr Laminated Dimensional Composition. In-progress inspection required if 10 squares or greater.
E-Permit: Sewer Service replacement or repair, Trenchless 60 L.F.
MAIN PANEL C/O 100AMP TO 200AMP
AA: existing panel 100 Amps - Overhead service, Replacement weather head/masthead work, main breaker replacement. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
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
0.13 acres
Assessor's classification for assessment purposes. This is not zoning.
3858 JEFFREY AVE; 3860 JEFFREY AVE; 3862 JEFFREY 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 019-0033-007-0000. 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.