Sacramento 95820 · South Oak Park · APN 020-0133-018-0000 · City of Sacramento
Since October 2024 within ½ mile: 22 homes completed, 19 permitted, 9 proposed or in review (1 of them deed-restricted affordable); 3 demolitions; 1 commercial or mixed-use project.
46 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.
433 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.
$513,000
Benchmark range: $451,000 – $575,000
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 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
In "Entitled" for 2.8 yr (since Jan 5, 2024), with no new permit record in 2.8 yr. · 1 unit
In "Entitled" for 4.9 yr (since Dec 10, 2021), with no new permit record in 2.7 yr. · 1 unit · $17,000 declared valuation
Permit issued and active for 4 yr (first record Oct 24, 2022), with no completion or new permit record in 2.7 yr. · 1 unit · $30,000 declared valuation
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
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)
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)
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)
3616 25th Ave · 1 unit · $105,004 valuation
Records span Dec 12, 2025 to May 22, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3634 23rd Ave · 1 unit · $149,471 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)
3821 35th St · 2 units · $299,020 valuation
Records span Aug 20, 2025 to May 5, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
4952 Warwick Ave · 1 unit · $102,903 valuation
Records span May 24, 2023 to Apr 23, 2026 (2 permits).
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)
3834 Martin Luther King Jr Blvd · $18,581 valuation
Records span Apr 8, 2025 to Mar 24, 2026 (3 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3404 22nd Ave · $5,000 valuation
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 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 "Entitled" for 2.8 yr (first record Jan 5, 2024) with no new permit activity recorded in 2.8 yr.
Active in "Issued" for 2 yr (first record Nov 4, 2024) with no new permit activity recorded in 20 mo.
Active in "Issued" for 3.4 yr (first record May 18, 2023) with no new permit activity recorded in 23 mo.
Active in "Entitled" for 4.9 yr (first record Dec 10, 2021) with no new permit activity recorded in 2.7 yr.
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 ($5,150/yr) + local voter-approved bond debt ($721/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$21,207/yr
Cash needed: $113,300
NOI: $10,043/yr
P&I: $2,604/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 | −$1,994/mo | -21.1% | $4,601/mo | −$1,972/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$1,767/mo | -18.7% | $4,258/mo | −$1,633/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 | −$1,637/mo | -17.3% | $4,159/mo | −$1,375/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 unitsSep 29, 2021 – Dec 26, 2024
Issued1 unitsNov 17, 2022 – Dec 26, 2024
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Garage Conversion to ADU
PERMIT TO COMPLETE WORK COMMENCED UNDER EXPIRED PERMIT RES-2225348: Convert existing detached garage to 397 sqft ADU (1 bed, 1 bath). 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).”
ADU - DETACHED
PERMIT TO COMPLETE WORK COMMENED UNDER EXPIRED PERMIT RES-2121129: Build 437 SQFT ADU (1 bed, 1 bath) 1.7 PV KW system 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.”
Garage Conversion to ADU
EPC - Convert existing detached garage to 397 sqft ADU (1 bed, 1 bath). 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).”
ADU - DETACHED
EPC - Build 437 SQFT ADU (1 bed, 1 bath) 1.7 PV KW system 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.”
Master Bedroom Addition
EXPEDITED - Permit to legalize addition built w/o permit. Construct 289sf master bedroom addition w/ full bathroom. Smoke & Carbon Monoxide Alarms required per CRC sections R314 & R315. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Residences built after January 1, 1994 are exempt). Changes in this scope require PRE-approval from Building Department. ALL work subject to field inspection, unless exempted by Code. Access to perform inspection/s must be provided by the Party requesting the inspection.
RES-REROOF
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 13 squares of 30yr Laminated Dimensional Composition. CRRC: 0676-0097. 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 |
|---|---|---|---|---|---|---|
| 2024 | ADU - DETACHED(RES-2427814) | ADU · Renter | 1 (Dec 26, 2024) | — | — | — |
| 2024 | Garage Conversion to ADU(RES-2427844) | ADU · Renter | 1 (Dec 26, 2024) | — | — | — |
| 2023 | Garage Conversion to ADU(RES-2225348) | ADU · Renter | — | 1 (Feb 14, 2023) | — | — |
| 2022 | 4305 38th St(IR22-421) | ADU · Renter | 1 (Nov 17, 2022) | — | — | — |
| 2022 | ADU - DETACHED(RES-2121129) | ADU · Renter | — | 1 (Feb 28, 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
0.10 acres
Assessor's classification for assessment purposes. This is not zoning.
4301 38TH ST; 4303 38TH ST; 4305 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 020-0133-018-0000. 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.