Sacramento 95822 · Freeport Manor · APN 035-0024-003-0000 · City of Sacramento
Since October 2024 within ½ mile: 7 homes completed, 4 permitted, 2 proposed or in review.
13 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.
473 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.
$552,000
Benchmark range: $486,000 – $618,000
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 7.6 yr (since Mar 6, 2019), with no new permit record in 7.6 yr. · 22 units
Permit issued and active for 9.9 yr (first record Dec 2, 2016), with no completion or new permit record in 6.9 yr. · $600,000 declared valuation
In "Entitled" for 2.4 yr (since Jun 14, 2024), with no new permit record in 2.4 yr. · 1 unit · $268,000 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)
5920 Belleau Wood Ln · 1 unit · $188,000 valuation
Records span May 15, 2026 to Aug 4, 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)
Plan revision / deferred submittal permit application filed (RES-2604924)
REVISION to RES-2512365
EPC -Revision to RES-2512365 Structural revision to approved ADU plans: change roof framing from conventional wood framing to prefabricated engineered roof trusses, including revised structural details and truss calculations.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Roof replacement permit application filed (RES-2604857)
Current status: Finaled
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 14 squares of Composite Class A. CRRC: 0890-0016 · Declared valuation: $15,000 · Contractor: White River Construction Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Roof replacement permit issued (RES-2604857)
Recorded status: Finaled
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 14 squares of Composite Class A. CRRC: 0890-0016 · Declared valuation: $15,000 · Contractor: White River Construction Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
5954 13th St · 1 unit · $172,797 valuation
Records span May 7, 2024 to Dec 22, 2025 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Plan revision / deferred submittal permit application filed (RES-2526572)
REVISION TO RES-2512365
EPC - REVISION TO RES-2512365: Changed designer and setbacks.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Plan revision / deferred submittal permit application filed (RES-2525628)
REVISION TO RES-2512365
REVISION TO RES-2512365: Structure not yet built. Shift ADU footprint 3' to the left to increase porch entry clearance.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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)
5840 Wymore Way · 1 unit · $1,170,000 valuation
Records span Mar 17, 2025 to Sep 29, 2025 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Building permit reported to State HCD for 1 housing unit (SHELF READY 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-2512365)
SHELF READY ADU
EPC - New shelf ready 2 bed, 1 bath 747 SQ.FT. ADU, Porch 44 sq ft, Utility room 9 sq ft. 2.250 kW dc PV. 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.” REVISION RES-2526572: Changed designer and setbacks. REVISION RES-2604924: Structural revision: change roof framing from conventional wood framing to prefabricated engineered roof trusses, including revised structural details and truss calculations. · Declared valuation: $127,127 · 1 housing unit
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
1411 Campbell Ln · 1 unit · $60,000 valuation
Records span Sep 27, 2024 to Jul 15, 2025 (1 permit).
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 "Issued" for 17 mo (first record Jun 13, 2025) with no new permit activity recorded in 15 mo.
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 19 mo (first record Mar 17, 2025) with no new permit activity recorded in 13 mo. High-impact scale (1 housing unit, $1,170,000 declared valuation across 2 permits).
Active in "Issued" for 9.9 yr (first record Dec 2, 2016) with no new permit activity recorded in 6.9 yr.
Active in "Entitled" for 2.4 yr (first record Jun 14, 2024) with no new permit activity recorded in 2.4 yr.
Active in "Issued" for 21 mo (first record Jan 13, 2025) with no new permit activity recorded in 19 mo.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 554 parcels
−44.4% YoY
City baseline: 30.6 / 1k
14 in trailing 24m
Includes 6 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 ($5,500/yr) + local voter-approved bond debt ($770/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$22,568/yr
Cash needed: $121,000
NOI: $10,805/yr
P&I: $2,781/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 | −$2,122/mo | -21.0% | $4,894/mo | −$2,097/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | −$1,881/mo | -18.7% | $4,530/mo | −$1,737/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 | −$1,742/mo | -17.3% | $4,425/mo | −$1,463/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 ↗
Issued1 unitsJun 13, 2025 – Aug 5, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
REVISION to RES-2512365
EPC -Revision to RES-2512365 Structural revision to approved ADU plans: change roof framing from conventional wood framing to prefabricated engineered roof trusses, including revised structural details and truss calculations.
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 14 squares of Composite Class A. CRRC: 0890-0016
REVISION TO RES-2512365
EPC - REVISION TO RES-2512365: Changed designer and setbacks.
REVISION TO RES-2512365
REVISION TO RES-2512365: Structure not yet built. Shift ADU footprint 3' to the left to increase porch entry clearance.
SHELF READY ADU
EPC - New shelf ready 2 bed, 1 bath 747 SQ.FT. ADU, Porch 44 sq ft, Utility room 9 sq ft. 2.250 kW dc PV. 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.” REVISION RES-2526572: Changed designer and setbacks. REVISION RES-2604924: Structural revision: change roof framing from conventional wood framing to prefabricated engineered roof trusses, including revised structural details and truss calculations.
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 | SHELF READY ADU(RES-2512365) | ADU · Renter | — | 1 (Aug 5, 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
0.14 acres
Assessor's classification for assessment purposes. This is not zoning.
1414 STERLING ST; 1418 STERLING 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 035-0024-003-0000. 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.