Sacramento 95820 · South Oak Park · APN 020-0034-006-0000 · City of Sacramento
Since October 2024 within ½ mile: 21 homes completed, 20 permitted, 20 proposed or in review (2 of them deed-restricted affordable); 4 demolitions; 1 commercial or mixed-use project.
54 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.
585 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.
Permit issued and active for 3.4 yr (first record May 18, 2023), with no completion or new permit record in 23 mo. · 1 unit · $13,775 declared valuation
In "Entitled" for 2.6 yr (since Mar 12, 2024), with no new permit record in 2.6 yr. · 1 unit · $53,581 declared valuation
In "Entitled" for 2.1 yr (since Sep 4, 2024), with no new permit record in 2.1 yr. · 1 unit · $125,000 declared valuation
Permit issued and active for 5.1 yr (first record Sep 29, 2021), with no completion or new permit record in 22 mo. · 1 unit · $48,000 declared valuation
Permit issued and active for 3.9 yr (first record Nov 17, 2022), with no completion or new permit record in 22 mo. · 1 unit · $39,541 declared valuation
Permit issued and active for 2.6 yr (first record Mar 6, 2024), with no completion or new permit record in 21 mo. · 1 unit · $115,256 declared valuation
Nearby permit (15daee44c9fa39875b87c715e55f947e7f4e5a04): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
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)
4515 34th St · 1 unit · $112,675 valuation
Records span Dec 15, 2025 to Sep 15, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3722 Reggae Aly · 1 unit · $266,096 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3754 Reggae Aly · 2 units · $204,618 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3507 10th Ave · 1 unit · $184,767 valuation
Records span Jul 1, 2026 to Aug 28, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
4031 12th Ave · 1 unit · $80,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3662 40th St · 2 units · $473,703 valuation
Records span Nov 6, 2025 to Aug 7, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
4590 Martin Luther King Jr Blvd · 2 units · $363,812 valuation
Records span Aug 15, 2025 to Jul 20, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3200 40th St · 1 unit · $67,637 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3541 7th Ave · 1 unit · $275,622 valuation
Records span Oct 6, 2022 to Jul 14, 2026 (6 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3726 Reggae Aly · 2 units · $204,618 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3614 40th St · 1 unit · $96,932 valuation
Records span Apr 16, 2026 to Jun 12, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3750 Reggae Aly · 1 unit · $265,303 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3608 35th St · 1 unit · $70,000 valuation
Records span Mar 3, 2026 to May 12, 2026 (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 3.4 yr (first record May 18, 2023) with no new permit activity recorded in 23 mo.
Active in "In review" for 4.1 yr (first record Sep 29, 2022) with no new permit activity recorded in 19 mo. High-impact scale (4 housing units, $590,212 declared valuation across 4 permits).
Active in "Issued" for 2.6 yr (first record Mar 6, 2024) with no new permit activity recorded in 21 mo.
Active in "Issued" for 5.1 yr (first record Sep 29, 2021) with no new permit activity recorded in 22 mo.
Active in "Issued" for 3.9 yr (first record Nov 17, 2022) with no new permit activity recorded in 22 mo.
Active in "Issued" for 7.1 yr (first record Sep 19, 2019) with no new permit activity recorded in 13 mo.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,487 parcels
−18.2% YoY
City baseline: 30.6 / 1k
20 in trailing 24m
Includes 23 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 ↗
Issued1 unitsMay 18, 2023 – Dec 9, 2024
Finaled / completed1 unitsJul 11, 2022 – May 17, 2023
Finaled / completed1 unitsNov 27, 2007 – Nov 27, 2007
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
3853 38th Street res electrical permit minor no plans
Electrical Permit: Remove existing 200 amp panel and replace with 3 100 amp panels, wiring gutter, install 3" mast with weather head, 350 CU conductors. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
3853 38th Street Permit to complete work for RES-2312936
Permit to complete work for RES- 2312936. EPC - ADDITION / REMODEL- 22-037506 Convert existing second floor into a new ADU.- Conversion of existing single family home into new duplex. Unit 2 = Add 169 sq ft to the second floor to create additional 2nd floor bedroom. 2nd floor ADU will be a total of 900 sq ft Interior remodel of existing vaulted dining room. Unit 1 add additional bedroom and remove existing fireplace All work within existing footprint of house.
REVISION TO RES-2312936
EPC - REVISION TO RES-2312936: Revision request is for a new panel to support three new meters
E-Permit: existing panel 200 Amps - Overhead service, new main panel 200 Amps, Reuse Existing weather head/masthead work, adding 15 outlets (120V), adding 2 outlets (240V), adding 1 exhaust fans, adding 8 recessed lighting fixtures, adding 100 Amps subpanel and adding 100 Amps subpanel.
EPC - 22-037506 ADDITION / REMODEL
EPC - ADDITION / REMODEL- 22-037506 Convert existing second floor into a new ADU.- Conversion of existing single family home into new duplex. Unit 2 = Add 169 sq ft to the second floor to create additional 2nd floor bedroom. 2nd floor ADU will be a total of 900 sq ft Interior remodel of existing vaulted dining room. Unit 1 add additional bedroom and remove existing fireplace All work within existing footprint of house. SEE REVISION RES-2405583: Revision request is for a new panel to support three new meters
EPC - ADDITION / REMODEL
EPC - ADDITION / REMODEL- Convert existing second floor into a new ADU.- Conversion of existing single family home into new duplex. Unit 2 = Add 169 sq ft to the second floor to create additional 2nd floor bedroom. 2nd floor ADU will be a total of 900 sq ft Interior remodel of existing vaulted dining room. Unit 1 add additional bedroom and remove existing fireplace All work within existing footprint of house.
HSG#22-037506 DETACHED ADU
EPC - HSG#22-037506: Convert existing 306sf detached garage into a studio ADU. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).” Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%.
Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required.
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 |
|---|---|---|---|---|---|---|
| 2024 | NULL(RES-0715619) | SFD · Owner | — | 1 (Nov 27, 2007) | 1 (Jan 24, 2024) | — |
| 2024 | 3853 38th Street Permit to complete work for RES-2312936(RES-2426695) | ADU · Renter | 1 (Dec 9, 2024) | 1 (Dec 9, 2024) | — | — |
| 2023 | 3853 38th St(IR23-051) | ADU · Renter | 1 (Mar 13, 2023) | — | — | — |
| 2023 | 3853 38th St(IR23-161) | ADU · Renter | 1 (May 18, 2023) | — | — | — |
| 2023 | HSG#22-037506 DETACHED ADU(RES-2305784) | ADU · Renter | — | 1 (May 17, 2023) | 1 (Oct 11, 2023) | — |
| 2023 | EPC - 22-037506 ADDITION / REMODEL(RES-2312936) | ADU · Renter | — | 1 (Nov 13, 2023) | — | — |
| 2022 | SB9 Duplex: Steele Holdings(IR22-203) | 2 to 4 · Renter | 1 (Jul 11, 2022) | — | — | — |
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
0.14 acres
Assessor's classification for assessment purposes. This is not zoning.
3851 38TH ST; 3853 38TH ST; 3855 38TH ST
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 020-0034-006-0000. 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.