Sacramento 95824 · Avondale · APN 027-0242-016-0000 · City of Sacramento
Since October 2024 within ½ mile: 11 homes completed, 6 permitted, 10 proposed or in review; 1 demolition; 1 commercial or mixed-use project.
22 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.
326 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.
$567,000
Benchmark range: $499,000 – $635,000
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 7.2 yr (since Aug 27, 2019), with no new permit record in 7 yr. · 1 unit · $185,459 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 4.3 yr (since Jul 21, 2022), with no new permit record in 4.3 yr. · 2 units
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)
Accessory dwelling unit (new or conversion) permit issued (RES-2602657)
DUPLEX ADU
EPC - EXPEDITED - PRIMARY DWELLING 1184 SF ADU 975 SF - TOTAL CONDITIONED SPACE .2,159 SF. - PRIMARY DWELLING PORCH 60 SF // ADU PORCH 9 SF // PRIMARY DWELLING GARAGE 253 SF // ADU GARAGE 253 SF // 2.58 kW SOLAR SYTEMS. (5.16 kW total). SEPARATE WRECKING PERMIT WILL BE ISSUED FOR THE DETACHED STRUCTURES AND EXISTING HOME. (Replacing 962 sq. ft. home) . “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.” · Declared valuation: $406,376 · 2 housing units
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Demolition permit issued (RES-2603807)
5861 WALLACE AVE - WRECKING
Demolish existing single family home and (2) accessory structures. · Declared valuation: $5,000
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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)
Demolition permit application filed (RES-2603807)
5861 WALLACE AVE - WRECKING
Demolish existing single family home and (2) accessory structures. · Declared valuation: $5,000
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Accessory dwelling unit (new or conversion) permit application filed (RES-2602657)
DUPLEX ADU
EPC - EXPEDITED - PRIMARY DWELLING 1184 SF ADU 975 SF - TOTAL CONDITIONED SPACE .2,159 SF. - PRIMARY DWELLING PORCH 60 SF // ADU PORCH 9 SF // PRIMARY DWELLING GARAGE 253 SF // ADU GARAGE 253 SF // 2.58 kW SOLAR SYTEMS. (5.16 kW total). SEPARATE WRECKING PERMIT WILL BE ISSUED FOR THE DETACHED STRUCTURES AND EXISTING HOME. (Replacing 962 sq. ft. home) . “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.” · Declared valuation: $406,376
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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 5 yr (first record Nov 4, 2021) with no new permit activity recorded in 5 yr.
Active in "Entitled" for 7.2 yr (first record Aug 27, 2019) with no new permit activity recorded in 7 yr.
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 7.9 yr (first record Nov 28, 2018) with no new permit activity recorded in 7.4 yr.
Active in "Issued" for 2.8 yr (first record Jan 17, 2024) with no new permit activity recorded in 21 mo.
Active in "Entitled" for 4.3 yr (first record Jul 21, 2022) with no new permit activity recorded in 4.3 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 ($5,650/yr) + local voter-approved bond debt ($791/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$26,436/yr
Cash needed: $124,300
NOI: $7,847/yr
P&I: $2,857/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 | −$2,410/mo | -23.3% | $5,020/mo | −$2,398/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,800/mo | −$2,203/mo | -21.3% | $4,646/mo | −$2,090/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 | −$2,084/mo | -20.1% | $4,538/mo | −$1,855/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 ↗
Issued2 unitsNov 13, 2025 – Apr 2, 2026
Finaled / completedFeb 26, 2026 – Apr 2, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
5861 WALLACE AVE - WRECKING
Demolish existing single family home and (2) accessory structures.
DUPLEX ADU
EPC - EXPEDITED - PRIMARY DWELLING 1184 SF ADU 975 SF - TOTAL CONDITIONED SPACE .2,159 SF. - PRIMARY DWELLING PORCH 60 SF // ADU PORCH 9 SF // PRIMARY DWELLING GARAGE 253 SF // ADU GARAGE 253 SF // 2.58 kW SOLAR SYTEMS. (5.16 kW total). SEPARATE WRECKING PERMIT WILL BE ISSUED FOR THE DETACHED STRUCTURES AND EXISTING HOME. (Replacing 962 sq. ft. home) . “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.”
repair /roof covering
EPC - EXPEDITED - REMODEL OF A EXISTING HOUSE OF NEW COVERED PATIO ON BACK. NEW TRUSSES. RE-BUILD/REPAIR FIRE DAMAGE REAR WALL.941 SQ.FT. WITH 3 BEDROOM AND 1 BATHROOM. RE-BUILD EXISTING PORCH, INTERIOR RMODELING: FULL KITCHEN AND BATHROOM REMODELING (ROUGH REQ'S)NEW HVAC WITH NEW DUCT SYSTEM NEW WATER HEATER. NEW WINDOWS. NEW ELECTRIC . 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). (N) COVERED PORCH = 87 SQ.FT. (N) COVERED PATIO = 160 SQ. FT.
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 | SMOLIN SFD + ADU(DR25-211) | SFD · Owner | 1 (Nov 13, 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
0.20 acres
Assessor's classification for assessment purposes. This is not zoning.
5859 WALLACE AVE; 5861 WALLACE 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 027-0242-016-0000. 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.