Sacramento 95824 · Avondale · APN 027-0053-017-0000 · City of Sacramento
Since October 2024 within ½ mile: 7 homes completed, 5 permitted, 10 proposed or in review; 1 demolition; 1 commercial or mixed-use project.
18 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.
414 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.
$574,000
Benchmark range: $505,000 – $643,000
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 7.9 yr (since Nov 28, 2018), with no new permit record in 7.4 yr. · 1 unit · $239,085 declared valuation
In "Entitled" for 7.1 yr (since Oct 8, 2019), with no new permit record in 6.9 yr. · 1 unit · $365,408 declared valuation
In "Entitled" for 5 yr (since Nov 4, 2021), with no new permit record in 5 yr. · 1 unit
In "Entitled" for 4.4 yr (since May 18, 2022), with no new permit record in 4.4 yr. · 1 unit · $31,399 declared valuation
In "Entitled" for 4.9 yr (since Nov 23, 2021), with no new permit record in 3.1 yr. · 1 unit · $507,642 declared valuation
In "Entitled" for 2.7 yr (since Feb 28, 2024), with no new permit record in 2.7 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)
5820 Wallace Ave · 1 unit · $252,827 valuation
Records span Feb 21, 2024 to Sep 24, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
5618 Wilkinson St · 1 unit · $77,483 valuation
Records span Sep 9, 2026 to Sep 15, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
5541 79th St · 1 unit · $36,039 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
7715 37th Ave · 1 unit · $60,000 valuation
Records span Jul 22, 2026 to Jul 23, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
5963 71st St · 1 unit · $354,814 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
7713 38th Ave · 1 unit · $170,458 valuation
Records span Nov 28, 2025 to May 13, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
7420 Vandenberg Dr · $100,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
5859 Wallace Ave · 2 units · $406,376 valuation
Records span Nov 13, 2025 to Apr 2, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
5861 Wallace Ave · $5,000 valuation
Records span Feb 26, 2026 to Apr 2, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
5691 Belleview Ave · 1 unit · $273,451 valuation
Records span Feb 20, 2025 to Mar 12, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
7512 25th Ave · 1 unit · $106,714 valuation
Records span Dec 15, 2025 to Feb 26, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2 units
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2 units
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 4.9 yr (first record Nov 23, 2021) with no new permit activity recorded in 3.1 yr.
Active in "Entitled" for 5 yr (first record Nov 4, 2021) with no new permit activity recorded in 5 yr.
Active in "Entitled" for 7.9 yr (first record Nov 28, 2018) with no new permit activity recorded in 7.4 yr.
Active in "Entitled" for 7.1 yr (first record Oct 8, 2019) with no new permit activity recorded in 6.9 yr.
Active in "Entitled" for 4.4 yr (first record May 18, 2022) with no new permit activity recorded in 4.4 yr.
Active in "Entitled" for 2.7 yr (first record Feb 28, 2024) with no new permit activity recorded in 2.7 yr.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,093 parcels
Small prior baseline
City baseline: 30.6 / 1k
10 in trailing 24m
Includes 5 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 ($5,750/yr) + local voter-approved bond debt ($805/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$27,157/yr
Cash needed: $126,500
NOI: $7,733/yr
P&I: $2,908/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 | −$2,470/mo | -23.4% | $5,104/mo | −$2,459/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,800/mo | −$2,263/mo | -21.5% | $4,724/mo | −$2,150/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 | −$2,144/mo | -20.3% | $4,614/mo | −$1,915/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 unitsOct 5, 2023 – Jul 24, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
HDB #22-025733 - Garage Conversion ADU w/addition
Permit to complete work commenced under expired permit RES-2321246 - HDB #22-025733 To legalize the 1079 ADU Converting 468 sq. ft. of existing garage to habitable and adding 611 sq. ft. habitable space to create a 1079 sq. ft. ADU (3 bed, 2 bath). No option zoning review. City of Sacramento Local ADU Ordinance (City Code Section 17.228.105(A)-(F)) 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).”
HDB #22-025733 - Garage Conversion ADU w/addition
EPC - HDB #22-025733 To legalize the 1079 ADU Converting 468 sq. ft. of existing garage to habitable and adding 611 sq. ft. habitable space to create a 1079 sq. ft. ADU (3 bed, 2 bath). No option zoning review. City of Sacramento Local ADU Ordinance (City Code Section 17.228.105(A)-(F)) 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).”
HSG Case #22-025733 CORRECTIVE ACTION PERMIT
REPLACEMENT FOR EXPIRED PERMIT RES-2220211. Repair Electrical main panel, New Water heater changed to a tankless, Remove all non permitted structures in the rear yard and attached to the main dwelling, new HVAC system, Minor Electrical and Plumbing. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994, are exempt). HSG File #: 22-025733
5631 BELLVIEW AVE - REPAIRS
File #: 22-025733 Repair Electrical main panel, New Water heater changed to a tankless, Remove all non permitted structures in the rear yard, new HVAC system, Minor Electrical and Plumbing Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994, are exempt).
ROOF MOUNT SOLAR PV INSTALLATION
4.42kw Solar PV System. “Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).” Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
SMUD SAFETY INSPECTION
16-024375 Return home back to original state from a grow house. SMUD SAFETY INSPECTION “Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).”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 | HDB #22-025733 - Garage Conversion ADU w/addition(RES-2321246) | ADU · Renter | — | 1 (Oct 8, 2024) | — | — |
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
0.26 acres
Assessor's classification for assessment purposes. This is not zoning.
5627 BELLEVIEW AVE; 5631 BELLEVIEW 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 027-0053-017-0000. 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.