Sacramento 95822 · Mangan Park · APN 025-0043-018-0000 · City of Sacramento
Since October 2024 within ½ mile: 6 homes completed, 3 permitted, 2 proposed or in review.
11 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.
557 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
$588,000
Benchmark range: $517,000 – $659,000
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 4 yr (since Oct 25, 2022), with no new permit record in 4 yr. · 1 unit
In "Entitled" for 7.6 yr (since Mar 6, 2019), with no new permit record in 7.6 yr. · 22 units
In "Entitled" for 5.3 yr (since Jul 2, 2021), with no new permit record in 5.3 yr. · 1 unit
Permit issued and active for 3 yr (first record Nov 9, 2023), with no completion or new permit record in 2.4 yr. · 1 unit · $82,231 declared valuation
Permit issued and active for 2.1 yr (first record Sep 5, 2024), with no completion or new permit record in 23 mo. · 1 unit · $75,000 declared valuation
Latest published Zillow Home Value Index (ZHVI) update
Changed from $431,250 in September 2025 to $428,158 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95822 (not a parcel appraisal)
5675 El Arado Way · 1 unit · $113,924 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2163 Shielah Way · 1 unit · $82,680 valuation
Records span Apr 7, 2026 to Jun 18, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2140 Irvin Way · 1 unit · $65,601 valuation
Records span Dec 17, 2025 to May 8, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
1705 Fruitridge Rd · 1 unit · $250,000 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-2608709)
5601 Carmela Units A & B, res gas permit minor no plans
Gas Permit: FOR UNITS A & B- There is currently only 1 meter for both units A and B. The gas lines are existing and have been in use since the ADU was built. This permit is to separate them so they can have separate PGE meters. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. · Declared valuation: $3,000 · Contractor: Vanguard Electric
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Accessory dwelling unit (new or conversion) permit application filed (RES-2608709)
5601 Carmela Units A & B, res gas permit minor no plans
Gas Permit: FOR UNITS A & B- There is currently only 1 meter for both units A and B. The gas lines are existing and have been in use since the ADU was built. This permit is to separate them so they can have separate PGE meters. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. · Declared valuation: $3,000 · Contractor: Vanguard Electric
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
5118 Carmen Way · 1 unit · $223,200 valuation
Records span Dec 31, 2024 to Feb 6, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Annual ZIP 95822 home-value index checkpoint
Changed from $454,056 in September 2024 to $431,250 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95822 (not a parcel appraisal)
2263 Murieta Way · 1 unit · $165,696 valuation
Records span Mar 4, 2025 to Jul 28, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2145 Irvin Way · 1 unit · $80,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
1455 Shirley Dr · 1 unit · $29,731 valuation
Records span Jan 31, 2025 to Apr 25, 2025 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
1454 Arvilla Dr · 2 units · $201,841 valuation
Records span Nov 18, 2024 to Jan 30, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
5313 Rosita Way · 1 unit · $75,000 valuation
Records span Sep 5, 2024 to Nov 13, 2024 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Annual ZIP 95822 home-value index checkpoint
Changed from $445,285 in September 2023 to $454,056 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95822 (not a parcel appraisal)
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 yr (first record Oct 25, 2022) with no new permit activity recorded in 4 yr.
Active in "Entitled" for 7.6 yr (first record Mar 6, 2019) with no new permit activity recorded in 7.6 yr. High-impact scale (22 housing units across 0 permits).
Active in "Issued" for 2.1 yr (first record Sep 5, 2024) with no new permit activity recorded in 23 mo.
Active in "Issued" for 3 yr (first record Nov 9, 2023) with no new permit activity recorded in 2.4 yr.
Active in "Entitled" for 5.3 yr (first record Jul 2, 2021) with no new permit activity recorded in 5.3 yr.
High-impact scale (14 housing units, $25,000 declared valuation across 1 permit).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 597 parcels
Small prior baseline
City baseline: 30.6 / 1k
11 in trailing 24m
Includes 1 ADUs
HUD Small Area Fair Market Rent · ZIP 95822
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 ($5,900/yr) + local voter-approved bond debt ($826/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$25,452/yr
Cash needed: $129,800
NOI: $10,349/yr
P&I: $2,983/mo
For $0/mo net cash flow
At $2,100/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 | $1,932/mo | −$2,362/mo | -21.8% | $5,229/mo | −$2,341/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | −$2,121/mo | -19.6% | $4,840/mo | −$1,980/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,226/mo | −$1,982/mo | -18.3% | $4,728/mo | −$1,706/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 unitsApr 30, 2026 – May 4, 2026
Entitled1 unitsOct 25, 2022 – Oct 25, 2022
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
5601 Carmela Units A & B, res gas permit minor no plans
Gas Permit: FOR UNITS A & B- There is currently only 1 meter for both units A and B. The gas lines are existing and have been in use since the ADU was built. This permit is to separate them so they can have separate PGE meters. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
Non-structural Minor Remodel
Kitchen remodel to include: R/R counters, sink, faucet, lighting and plumbing fixtures, appliances. Bathroom remodel to include: R/R vanities, toilets. Paint interior and exterior, laminate flooring, replace interior doors, baseboards. Replace lighting fixtures and stucco patch repair. All work subject to inspections. 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).
E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 28 squares of 30yr Laminated Dimensional Composition. In-progress inspection required if 10 squares or greater.
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 |
|---|---|---|---|---|---|---|
| 2022 | 5601 Carmela Ave(IR22-375) | ADU · Renter | 1 (Oct 25, 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
0.16 acres
Assessor's classification for assessment purposes. This is not zoning.
5601 CARMELA WAY; 5601 CARMELA WAY UNIT A UNIT A; 5601 CARMELA WAY UNIT B UNIT B
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 025-0043-018-0000. 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.