Sacramento 95824 · South City Farms · APN 025-0191-007-0000 · City of Sacramento
Since October 2024 within ½ mile: 7 homes completed, 13 permitted, 10 proposed or in review; 1 demolition; 1 commercial or mixed-use project.
26 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.
362 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
HUD Small Area Fair Market Rent · ZIP 95824
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 ($3,600/yr) + local voter-approved bond debt ($504/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$11,660/yr
Cash needed: $79,200
NOI: $10,184/yr
P&I: $1,820/mo
For $0/mo net cash flow
At $1,800/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 | $1,656/mo | −$1,178/mo | -17.9% | $3,301/mo | −$1,151/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,800/mo | −$972/mo | -14.7% | $3,055/mo | −$842/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $1,908/mo | −$853/mo | -12.9% | $2,984/mo | −$607/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 ↗
In review1 unitsJul 16, 2026 – Aug 13, 2026
In review2 unitsJul 17, 2026 – Jul 27, 2026
Expired / withdrawn1 unitsJun 20, 2025 – Jul 22, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
(N) SFR (TPM Lot 2) & Detached Garage
EXPEDITED - TWO-STORY SINGLE-FAMILY RESIDENCE with Detached Garage ON LOT 2, CONSISTINGOF A 566 SQ. FT. FIRST FLOOR WITH A LIVING ROOM AND HALFBATH, AND A 574 SQ. FT. SECOND FLOOR WITH 2 BEDROOMS, 2 BATHROOMS, AND 1 OFFICE. Dwelling total Conditioned area is 1,140, Front Porch is 138 sq. ft. Garage is 660 sq. ft. Unconditioned.
Duplex ADU TPM #3
EPC - EXPEDITED - A DUPLEX ADU WITH TWO UNITS, UNIT A OF 597 SQ.FT. AND UNIT B 597 SQ.FT WITH 2 BEDROOMS, 1 BATHROOM EACH. With Fire Sprinklers, PV Exempt. Add condition that primary dwelling for this new parcel is issued before this ADU record can become an issued permit. Add condition, NO Cycle 2 review w/o SMUD WILL SERVE Letter for new service to this parcel.
(N) SFR Tentative Parcel #2
EPC - EXPEDITED - (N) SFR, 1ST FLOOR 566 SQ.FT WITH 1/2 BATH . 2ND FLOOR 574 SQ.FT WITH 2 BEDROOM, 2 BATHROOM AND 1 OFFICE . Per Tentative Parcel Map, this submittal is for parcel #2 Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.
NSFR
EPC - EXPEDITED - LOT 3 NSFR 1ST FLOOR 566 SQ.FT WITH LIVING ROOM WITH 1/2 BATH AND 2ND FLOOR 563 SQ.FT WITH 2 BEDROOM, 2 BATHROOM AND 1 OFFICE, 58 SQ FT PORCH, 2.4 KW SOLAR PV SYSTEM, FIRE SPRINKLERS. SEPARATE PERMIT TO BE ISSUED FOR GARAGE AND ADU. Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92. Carbon monoxide & Smoke alarms are 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). All work subject to field inspections.
(N) Duplex ADU Lot 2 of TPM
EPC - EXPEDITED - (N) DUPLEX ADU. UNIT A OF 597 SQ.FT. AND UNIT B 597 SQ.FT WITH 2 BEDROOMS, 1 BATHROOM EACH. All Electric, Fire Sprinklers required, PV Exempt. Rear of lot 2 on Tentative Parcel Map (add 1 hr. fee because of pending new APN that will need to be updated before a permit can be issued)
5890 28TH ST - 2 STORY ADU (Tentative parcel #2)
EPC - EXPEDITED - SCOPE OF WORK IS LIMITED TO CONSTRUCTION OF A NEW RESIDENCE OF 1ST FLOOR 566 SQ.FT WITH LIVING ROOM WITH 1/2 BATH AND 2ND FLOOR 574 SQ.FT WITH 2 BEDROOM , 2 BATHROOM AND 1 OFFICE. See Tentative Parcel Map, this submittal is for parcel #2 SEE FPM26-0020.
duplex ADU Shown as on parcel #1 on Tentative Parcel Map.
EPC - EXPEDITED - COMMERCIAL METER SETUP. NEW DETACHED ADU WITH TWO UNITS, UNIT A OF 597 SQ.FT. AND UNIT B 597 SQ.FT WITH 2 BEDROOMS, 1 BATHROOM EACH, STAIRS/LANDING 80 SQ FT ,SOLAR EXEMPT. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION. Shown as on parcel #1 on Tentative Parcel Map.
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
0.43 acres
Assessor's classification for assessment purposes. This is not zoning.
5890 28TH ST; 5890 28TH ST UNIT 2 UNIT 2; 5890 28TH ST UNIT 3 UNIT 3
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 025-0191-007-0000. 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.