Sacramento 95820 · North City Farms · APN 019-0211-004-0000 · City of Sacramento
Since October 2024 within ½ mile: 9 homes completed, 10 permitted, 8 proposed or in review; 2 demolitions; 1 commercial or mixed-use project.
27 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.
486 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.
$535,000
Benchmark range: $471,000 – $599,000
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.
Permit issued and active for 2.1 yr (first record Sep 13, 2024), with no completion or new permit record in 14 mo. · 1 unit · $474,444 declared valuation
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 5.7 yr (since Jan 29, 2021), with no new permit record in 5.7 yr. · 1 unit
In "Entitled" for 5.6 yr (since Mar 26, 2021), with no new permit record in 5.6 yr. · 1 unit
In "Entitled" for 4.9 yr (since Dec 20, 2021), with no new permit record in 4.9 yr. · 1 unit
In "Entitled" for 4.2 yr (since Aug 12, 2022), with no new permit record in 4.2 yr. · 1 unit
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)
5892 28th St · 1 unit · $252,845 valuation
Records span Jul 16, 2026 to Aug 13, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2890 32nd Ave · 1 unit · $140,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
5894 28th St · 2 units · $217,267 valuation
Records span Jul 17, 2026 to Jul 27, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
5890 28th St · 1 unit · $204,123 valuation
Records span Jun 20, 2025 to Jul 22, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2851 36th Ave · 1 unit · $105,122 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2762 29th Ave · 2 units · $89,577 valuation
Records span Oct 1, 2024 to Jun 29, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2947 35th Ave · 1 unit · $68,384 valuation
Records span Mar 13, 2026 to Jun 22, 2026 (1 permit).
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)
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)
Plan revision / deferred submittal permit application filed (RES-2604832)
REVISION TO RES-2427648 - Electrical Revision
EPC - REVISION TO RES-2427648: ELECTRICAL REVISION
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
5401 24th St · $500,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3071 29th Ave · 1 unit · $408,558 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2644 29th Ave · 1 unit · $144,639 valuation
Records span Mar 22, 2024 to Dec 17, 2025 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
5895 28th St · 2 units · $228,773 valuation
Records span May 12, 2025 to Dec 12, 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 "Issued" for 22 mo (first record Dec 27, 2024) with no new permit activity recorded in 14 mo.
Active in "Issued" for 2.1 yr (first record Sep 13, 2024) with no new permit activity recorded in 14 mo.
Active in "Entitled" for 4 yr (first record Nov 7, 2022) with no new permit activity recorded in 3.9 yr.
Active in "Entitled" for 2.2 yr (first record Aug 14, 2024) with no new permit activity recorded in 13 mo.
Active in "Entitled" for 4 yr (first record Nov 7, 2022) with no new permit activity recorded in 3.9 yr.
Active in "Entitled" for 5.6 yr (first record Mar 26, 2021) with no new permit activity recorded in 5.6 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 ($5,350/yr) + local voter-approved bond debt ($749/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$22,648/yr
Cash needed: $117,700
NOI: $9,815/yr
P&I: $2,705/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 | −$2,114/mo | -21.6% | $4,768/mo | −$2,093/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$1,887/mo | -19.2% | $4,413/mo | −$1,755/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 | −$1,757/mo | -17.9% | $4,311/mo | −$1,496/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 unitsDec 27, 2024 – Sep 11, 2025
Issued1 unitsSep 13, 2024 – Sep 11, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
REVISION TO RES-2427648 - Electrical Revision
EPC - REVISION TO RES-2427648: ELECTRICAL REVISION
REVISION TO RES-2427648
EPC - REVISION TO RES-2427648 - change Truss layout
REVISION TO RES-2427936
EPC - REVISION TO RES-2427936 - Change truss layout
DETACHED ADU
EPC - New detached 1 bed 1 bath detached ADU with fire sprinklers. Solar exempt. 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). “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.” REVISION RES-2525053 - Change truss layout
New SFR
EXPEDITED - EPC - New 2635-sqft, 6-br / 6-ba, custom home w/ 174-sqft porch, 447-sqft patio, with 3.96kw solar and Fires sprinklers. 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). “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.” REVISION RES-2525057 - change Truss layout REVISION RES-2604832 - Changed Electrical panel from 200Amps to the 400Amps and location.
New HVAC 2648 29th ave
New install/New location Split System. A unit will be installed in a new location. This unit will be fully screened behind a solid fence or alternatively behind shrubs or buildings providing screening resulting in the unit not being visible from any street views. Roof top installations will be located on back roof slopes and below ridge lines, and not visible from street views. 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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2025 | New SFR(RES-2427648) | SFD · Owner | — | 1 (Sep 11, 2025) | — | — |
| 2025 | DETACHED ADU(RES-2427936) | ADU · Renter | — | 1 (Sep 11, 2025) | — | — |
| 2024 | 2648 29th Ave. New SFR(DR24-206) | SFD · Owner | 1 (Sep 13, 2024) | — | — | — |
| 2024 | 2648 29TH STREET(RES-2427936) | ADU · Renter | 1 (Dec 27, 2024) | — | — | — |
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
0.32 acres
Assessor's classification for assessment purposes. This is not zoning.
2648 29TH AVE; 2650 29TH AVE; 2652 29TH 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 019-0211-004-0000. 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.