Sacramento 95820 · North City Farms · APN 022-0153-002-0000 · City of Sacramento
Since October 2024 within ½ mile: 17 homes completed, 13 permitted, 3 proposed or in review; 3 demolitions.
32 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.
275 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.
$459,000
Benchmark range: $404,000 – $514,000
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 5.1 yr (since Sep 10, 2021), with no new permit record in 5.1 yr. · 1 unit
In "Entitled" for 5 yr (since Oct 12, 2021), with no new permit record in 5 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 5 yr (since Oct 21, 2021), with no new permit record in 5 yr. · 1 unit
In "Entitled" for 4.9 yr (since Nov 29, 2021), with no new permit record in 4.9 yr. · 2 units
In "Entitled" for 4.9 yr (since Dec 20, 2021), with no new permit record in 4.9 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)
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)
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)
5247 Martin Luther King Jr Blvd · 2 units · $200,530 valuation
Records span Jul 8, 2025 to Jul 17, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Other permit application filed (RES-2615059)
3410 28TH AVE - REROOF
REMOVE EXISTING 2 LAYERS OF COMP SHINGLES AND PLYWOOD. INSTALL NEW PLYWOOD AND 1 LAYER OF COMP SHINGLES. 19 SQUARES. IN-PROGRESS INSPECTION REQUIRED IF 10 SQUARES OR GREATER. CF-6R-ENV-01 REQUIRED AT FINAL INSPECTION. CF-1R-ALT ON FILE. CARBON MONOXIDE & SMOKE ALARMS ARE REQUIRED. REFERENCE CRC SECTIONS R315 & R314. ALL WORK IS SUBJECT TO FIELD INSPECTION. · Declared valuation: $8,170
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Other permit issued (RES-2615059)
3410 28TH AVE - REROOF
REMOVE EXISTING 2 LAYERS OF COMP SHINGLES AND PLYWOOD. INSTALL NEW PLYWOOD AND 1 LAYER OF COMP SHINGLES. 19 SQUARES. IN-PROGRESS INSPECTION REQUIRED IF 10 SQUARES OR GREATER. CF-6R-ENV-01 REQUIRED AT FINAL INSPECTION. CF-1R-ALT ON FILE. CARBON MONOXIDE & SMOKE ALARMS ARE REQUIRED. REFERENCE CRC SECTIONS R315 & R314. ALL WORK IS SUBJECT TO FIELD INSPECTION. · Declared valuation: $8,170
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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)
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)
5403 Martin Luther King Jr Blvd · 1 unit · $2,501 valuation
Records span Dec 5, 2024 to May 19, 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)
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)
Accessory dwelling unit (new or conversion) permit issued (RES-2601654)
ADU
EPC - Convert existing single family home to a duplex by converting 420 sq ft garage into an ADU with one bedroom, one bathroom and full kitchen. Carbon monoxide & Smoke alarms are required. Reference CRC sections R315 & R314. All work subject to field inspections. · Declared valuation: $42,487 · 1 housing unit
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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 "Entitled" for 4.2 yr (first record Aug 12, 2022) with no new permit activity recorded in 4.2 yr.
Active in "Entitled" for 4.9 yr (first record Nov 29, 2021) with no new permit activity recorded in 4.9 yr.
Active in "Entitled" for 5 yr (first record Oct 15, 2021) with no new permit activity recorded in 5 yr.
Active in "Entitled" for 5.1 yr (first record Sep 10, 2021) with no new permit activity recorded in 5.1 yr.
Active in "Entitled" for 4.6 yr (first record Apr 7, 2022) with no new permit activity recorded in 4.6 yr.
Active in "Entitled" for 5 yr (first record Oct 21, 2021) with no new permit activity recorded in 5 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 ($4,600/yr) + local voter-approved bond debt ($644/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$17,242/yr
Cash needed: $101,200
NOI: $10,670/yr
P&I: $2,326/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 | −$1,664/mo | -19.7% | $4,139/mo | −$1,637/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$1,437/mo | -17.0% | $3,831/mo | −$1,298/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 | −$1,306/mo | -15.5% | $3,742/mo | −$1,040/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 ↗
Finaled / completed1 unitsJan 27, 2026 – Mar 30, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
3410 28TH AVE - REROOF
REMOVE EXISTING 2 LAYERS OF COMP SHINGLES AND PLYWOOD. INSTALL NEW PLYWOOD AND 1 LAYER OF COMP SHINGLES. 19 SQUARES. IN-PROGRESS INSPECTION REQUIRED IF 10 SQUARES OR GREATER. CF-6R-ENV-01 REQUIRED AT FINAL INSPECTION. CF-1R-ALT ON FILE. CARBON MONOXIDE & SMOKE ALARMS ARE REQUIRED. REFERENCE CRC SECTIONS R315 & R314. ALL WORK IS SUBJECT TO FIELD INSPECTION.
ADU
EPC - Convert existing single family home to a duplex by converting 420 sq ft garage into an ADU with one bedroom, one bathroom and full kitchen. Carbon monoxide & Smoke alarms are required. Reference CRC sections R315 & R314. All work subject to field inspections.
3410 28th AVE
HSG # 22-01174; Remodel kitchen and both bathrooms all new windows and new floors minor plumbing and minor electrical path walls and fix siding. STUCCO ALL EXTERIOR SMUD SAFTEY INSPECTION, REMODEL BATHROOMS, CHANGE TUBS TO SHOWERS, REMODEL KITCHEN LIKE FOR LIKE. CHANGE WINDOWS SAME SIZE. REPLACE FRONT BACK DOOR LIKE FOR LIKE. 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).
Change-out installation of Gas - 040 gallon to Gas - 040 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.
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
0.14 acres
Assessor's classification for assessment purposes. This is not zoning.
3408 28TH AVE; 3410 28TH 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 022-0153-002-0000. 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.