Sacramento 95820 · North City Farms · APN 019-0211-007-0000 · City of Sacramento
Since October 2024 within ½ mile: 11 homes completed, 10 permitted, 8 proposed or in review; 2 demolitions; 1 commercial or mixed-use project.
29 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.
474 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 5.6 yr (since Mar 26, 2021), with no new permit record in 5.6 yr. · 1 unit
In "Entitled" for 5 yr (since Oct 15, 2021), with no new permit record in 5 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
In "Entitled" for 4 yr (since Nov 7, 2022), with no new permit record in 3.9 yr. · 1 unit · $328,712 declared valuation
In "Entitled" for 4 yr (since Nov 7, 2022), with no new permit record in 3.9 yr. · 1 unit · $328,712 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)
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)
Accessory dwelling unit (new or conversion) permit issued (RES-2613213)
Garage to Duplex Conversion
EPC - EXPEDITED - ADU - Route to Planning Plan Check. Detached Garage conversion to ADUs \ ADU 1 - 765sqft - 2bed / 2bath. ADU 2 - 400-sqft - 1bed / 1bath. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION. Any new landscaping done on this property is to be in compliance with City Water Efficient Landscape Ordinance 15.92. · Declared valuation: $89,577 · 2 housing units · Contractor: 1 Step By Step Construction
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Accessory dwelling unit (new or conversion) permit application filed (RES-2613213)
Garage to Duplex Conversion
EPC - EXPEDITED - ADU - Route to Planning Plan Check. Detached Garage conversion to ADUs \ ADU 1 - 765sqft - 2bed / 2bath. ADU 2 - 400-sqft - 1bed / 1bath. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION. Any new landscaping done on this property is to be in compliance with City Water Efficient Landscape Ordinance 15.92. · Declared valuation: $89,577 · Contractor: 1 Step By Step Construction
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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)
3410 28th Ave · 1 unit · $42,487 valuation
Records span Jan 27, 2026 to Mar 30, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
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)
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 2.1 yr (first record Sep 13, 2024) with no new permit activity recorded in 14 mo.
Active in "Issued" for 22 mo (first record Dec 27, 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 4.2 yr (first record Aug 12, 2022) with no new permit activity recorded in 4.2 yr.
Active in "Entitled" for 4 yr (first record Nov 7, 2022) with no new permit activity recorded in 3.9 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 ($3,950/yr) + local voter-approved bond debt ($553/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$12,557/yr
Cash needed: $86,900
NOI: $11,411/yr
P&I: $1,997/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 | −$1,273/mo | -17.6% | $3,594/mo | −$1,242/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$1,046/mo | -14.5% | $3,327/mo | −$903/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 | −$916/mo | -12.6% | $3,250/mo | −$644/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 unitsOct 1, 2024 – Jun 29, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Garage to Duplex Conversion
EPC - EXPEDITED - ADU - Route to Planning Plan Check. Detached Garage conversion to ADUs \ ADU 1 - 765sqft - 2bed / 2bath. ADU 2 - 400-sqft - 1bed / 1bath. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION. Any new landscaping done on this property is to be in compliance with City Water Efficient Landscape Ordinance 15.92.
Garage to Duplex Conversion
EPC - EXPEDITED - ADU - Route to Planning Plan Check. Detached Garage conversion to ADUs \ ADU 1 - 765sqft - 2bed / 2bath. ADU 2 - 400-sqft - 1bed / 1bath. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION. Any new landscaping done on this property is to be in compliance with City Water Efficient Landscape Ordinance 15.92.
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 19 squares of Composite Class A. CRRC: 0890-0035
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 | Garage to Duplex Conversion(RES-2421519) | ADU · Renter | — | 2 (Jun 4, 2025) | — | — |
| 2024 | Garage to Duplex Conversion(RES-2421519) | ADU · Renter | 2 (Oct 1, 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
0.46 acres
Assessor's classification for assessment purposes. This is not zoning.
2760 29TH AVE; 2762 29TH AVE; 2764 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 019-0211-007-0000. 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.