Sacramento 95824 · South City Farms · APN 025-0193-030-0000 · City of Sacramento
Since October 2024 within ½ mile: 6 homes completed, 13 permitted, 10 proposed or in review; 1 demolition; 1 commercial or mixed-use project.
25 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.
350 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.
$534,000
Benchmark range: $470,000 – $598,000
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 7.7 yr (since Feb 28, 2019), with no new permit record in 7.7 yr. · 1 unit
In "Fee estimate" for 7.6 yr (since Mar 28, 2019), with no new permit record in 7.5 yr. · 1 unit · $40,000 declared valuation
Permit issued and active for 6.9 yr (first record Nov 19, 2019), with no completion or new permit record in 6.6 yr. · 1 unit · $248,629 declared valuation
In "Entitled" for 5.7 yr (since Mar 5, 2021), with no new permit record in 5.7 yr. · 1 unit
In "Entitled" for 5.6 yr (since Mar 26, 2021), with no new permit record in 5.6 yr. · 1 unit
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 $364,990 in September 2025 to $360,704 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95824 (not a parcel appraisal)
2980 38th Ave · 2 units · $424,598 valuation
Records span Jul 2, 2026 to Sep 18, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
5892 28th St · 1 unit · $252,845 valuation
Records span Jul 16, 2026 to Aug 13, 2026 (2 permits).
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)
5894 28th St · 2 units · $217,267 valuation
Records span Jul 17, 2026 to Jul 27, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
5890 28th St · 1 unit · $204,123 valuation
Records span Jun 20, 2025 to Jul 22, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2851 36th Ave · 1 unit · $105,122 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
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)
2601 43rd Ave · 1 unit · $461,392 valuation
Records span Nov 3, 2025 to Mar 25, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2603 43rd Ave · 2 units · $206,799 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2644 29th Ave · 1 unit · $144,639 valuation
Records span Mar 22, 2024 to Dec 17, 2025 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3172 38th Ave · 1 unit · $274,289 valuation
Records span Feb 9, 2024 to Dec 17, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Building permit reported to State HCD for 2 housing units (DETACHED Duplex ADU)
Reported in 2025 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
Accessory dwelling unit (new or conversion) permit issued (RES-2509712)
DETACHED Duplex ADU
EPC - EXPEDITED - Proposed Two ADUs in one 2-story structure. (DUPLEX) Ground floor unit has 664 S/F of conditioned space with 2 bedrooms and 1 bathroom. Second floor unit has 431 S/F of conditioned space with 1 bedroom and 1 bathroom. Plus, a total of 299 S/F of unconditioned space, combined. Including a Service upgrade located at existing SFD of 400A with 3 Service Meters. (for all 3 dwellings). PV and Fire Sprinkler Exempt. 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.” ADVISORY: LOT SIZE IS NOT ACCURATE PER PARCEL MAP. · Declared valuation: $228,773 · 2 housing units · Contractor: Imkat Construction Corp
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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 "In review" for 17 mo (first record Jun 2, 2025) with no new permit activity recorded in 14 mo. High-impact scale ($17,000,000 declared valuation across 3 permits).
Active in "Entitled" for 3.8 yr (first record Jan 20, 2023) with no new permit activity recorded in 3.8 yr.
Active in "Entitled" for 7.7 yr (first record Feb 28, 2019) with no new permit activity recorded in 7.7 yr.
Active in "Issued" for 4.5 yr (first record Apr 19, 2022) with no new permit activity recorded in 2.9 yr.
Active in "Issued" for 2 yr (first record Oct 11, 2024) with no new permit activity recorded in 15 mo.
Active in "Fee estimate" for 7.6 yr (first record Mar 28, 2019) with no new permit activity recorded in 7.5 yr.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 495 parcels
Small prior baseline
City baseline: 30.6 / 1k
13 in trailing 24m
Includes 7 ADUs
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 ($5,350/yr) + local voter-approved bond debt ($749/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$24,274/yr
Cash needed: $117,700
NOI: $8,189/yr
P&I: $2,705/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 | −$2,230/mo | -22.7% | $4,768/mo | −$2,216/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,800/mo | −$2,023/mo | -20.6% | $4,413/mo | −$1,907/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 | −$1,904/mo | -19.4% | $4,311/mo | −$1,672/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 / completed2 unitsMay 12, 2025 – Dec 12, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
DETACHED Duplex ADU
EPC - EXPEDITED - Proposed Two ADUs in one 2-story structure. (DUPLEX) Ground floor unit has 664 S/F of conditioned space with 2 bedrooms and 1 bathroom. Second floor unit has 431 S/F of conditioned space with 1 bedroom and 1 bathroom. Plus, a total of 299 S/F of unconditioned space, combined. Including a Service upgrade located at existing SFD of 400A with 3 Service Meters. (for all 3 dwellings). PV and Fire Sprinkler Exempt. 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.” ADVISORY: LOT SIZE IS NOT ACCURATE PER PARCEL MAP.
5891 28th Street res minor remodel no plans
Remodel Permit: Electrical re wire and electrical panel change out. Minor electrical, plumbing. Kitchen Remodel-new cabinets, counter tops, sink, fixtures, and flooring. 2 bathroom remodels: vanities, sinks, counter tops, fixtures, flooring, one shower pan, an done bathtub. Replace 1 exterior door. HVAC change out-split system. New water heater. New electrical devises and light fixtures. Exterior paint, dry wall repair. Interior paint with all required trim. Re roof 17 squares with composition shingles. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994, are exempt).
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 |
|---|---|---|---|---|---|---|
| 2025 | DETACHED Duplex ADU(RES-2509712) | ADU · Renter | — | 2 (Dec 12, 2025) | — | — |
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
0.15 acres
Assessor's classification for assessment purposes. This is not zoning.
2811 37TH AVE; 5891 28TH ST; 5895 28TH 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 025-0193-030-0000. 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.