Sacramento 95822 · Freeport Manor · APN 035-0112-026-0000 · City of Sacramento
Since October 2024 within ½ mile: 2 homes completed, 1 permitted, 23 proposed or in review.
4 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.
277 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.
$144,000
Benchmark range: $127,000 – $161,000
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 C-2 as commercial, 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 "In review" for 3.2 yr (since Aug 4, 2023), with no new permit record in 14 mo. · 23 units · $3,032,848 declared valuation
In "Entitled" for 5.7 yr (since Feb 9, 2021), with no new permit record in 5.7 yr. · 1 unit
In "Entitled" for 5.4 yr (since Jun 14, 2021), with no new permit record in 5.4 yr. · 1 unit
Permit issued and active for 2 yr (first record Oct 22, 2024), with no completion or new permit record in 18 mo. · 1 unit · $75,000 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)
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)
New multifamily / condos / mixed-use permit application filed (COM-2517407)
Belleau Wood Apartments
SHARED PLANS - MULTI-FAMILY HOUSING - EPC - New 3 story multi-family building containing 23 2-bedroom units and one managers unit and new trash enclosure (225 sf). COM-2517407 is for the new apartment building and site Work COM-2517409 is for the trash enclosure. - PLNG-INSP Wrecking Permits to be issued under separate permit. · Declared valuation: $3,032,848
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
New garage / accessory structure permit application filed (COM-2517409)
Belleau Wood Apartments - Building A
MULTI-FAMILY HOUSING - EPC - Two (2) New 3 story multi-family building containing 23 2-bedroom units and one managers unit (xxx sf) COM-XXXX is for Building B 2ith 11 units, 1 managers unit and Site Work COM-XXXX is for Building A with 12 units. - PLNG-INSP Shared plans reviewed under COM-2517407 · Declared valuation: $20,000
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
6230 Park Village St · 1 unit · $79,500 valuation
Records span Oct 22, 2024 to May 22, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
6395 Chetwood Way · 1 unit · $75,000 valuation
Records span Oct 22, 2024 to Apr 16, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
6394 13th St · 1 unit · $180,000 valuation
Records span Oct 22, 2024 to Feb 28, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Planning entitlement approved for 23 housing units (Belleau Wood Apartments)
Reported in 2025 Housing Element Annual Progress Report
5+ · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
Annual ZIP 95822 home-value index checkpoint
Changed from $445,285 in September 2023 to $454,056 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95822 (not a parcel appraisal)
6605 S Land Park Dr · $5,000 valuation
Records span Jul 18, 2024 to Jul 19, 2024 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
6318 Park Village St · 1 unit · $150,000 valuation
Records span Nov 22, 2023 to Feb 8, 2024 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Annual ZIP 95822 home-value index checkpoint
Changed from $466,934 in September 2022 to $445,285 in September 2023.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95822 (not a parcel appraisal)
1423 San Clemente Way · 1 unit · $217,870 valuation
Records span Jun 6, 2023 to Sep 21, 2023 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Demolition permit application filed (COM-2316456)
6650 belleau wood lane
DEMO OF 14896 sq ft. 2 Story Fire Damaged Office Building. all utilities to be terminated within 5 Ft. of property-line, all slab, concrete, brick and footings shall be removed, the top one foot of fill shall be clean earth. The permittee shall provide such excavation with a six-foot-high fence, capable of resisting lateral force of fifteen (15) pounds per square foot, to protect the excavation on all sides from pedestrian access. All debris, building material and rubbish must be removed from the property not later than ten (10) days after the building has been structure is razed/demolished. · Declared valuation: $120,000
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Demolition permit issued (COM-2316456)
6650 belleau wood lane
DEMO OF 14896 sq ft. 2 Story Fire Damaged Office Building. all utilities to be terminated within 5 Ft. of property-line, all slab, concrete, brick and footings shall be removed, the top one foot of fill shall be clean earth. The permittee shall provide such excavation with a six-foot-high fence, capable of resisting lateral force of fifteen (15) pounds per square foot, to protect the excavation on all sides from pedestrian access. All debris, building material and rubbish must be removed from the property not later than ten (10) days after the building has been structure is razed/demolished. · Declared valuation: $120,000
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 3.2 yr (first record Aug 4, 2023) with no new permit activity recorded in 14 mo. High-impact scale (23 housing units, $3,032,848 declared valuation across 3 permits).
Active in "Entitled" for 5.4 yr (first record Jun 14, 2021) with no new permit activity recorded in 5.4 yr.
Active in "Entitled" for 5.7 yr (first record Feb 9, 2021) with no new permit activity recorded in 5.7 yr.
Active in "Issued" for 2 yr (first record Oct 22, 2024) with no new permit activity recorded in 18 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 ($1,450/yr) + local voter-approved bond debt ($203/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
+$6,623/yr
Cash needed: $31,900
NOI: $15,422/yr
P&I: $733/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 | +$311/mo | 11.7% | $1,498/mo | +$367/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | +$552/mo | 20.8% | $1,387/mo | +$727/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 | +$690/mo | 26.0% | $1,355/mo | +$1,002/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 review23 unitsAug 4, 2023 – Aug 18, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Belleau Wood Apartments - Building A
MULTI-FAMILY HOUSING - EPC - Two (2) New 3 story multi-family building containing 23 2-bedroom units and one managers unit (xxx sf) COM-XXXX is for Building B 2ith 11 units, 1 managers unit and Site Work COM-XXXX is for Building A with 12 units. - PLNG-INSP Shared plans reviewed under COM-2517407
Belleau Wood Apartments
SHARED PLANS - MULTI-FAMILY HOUSING - EPC - New 3 story multi-family building containing 23 2-bedroom units and one managers unit and new trash enclosure (225 sf). COM-2517407 is for the new apartment building and site Work COM-2517409 is for the trash enclosure. - PLNG-INSP Wrecking Permits to be issued under separate permit.
6650 belleau wood lane
DEMO OF 14896 sq ft. 2 Story Fire Damaged Office Building. all utilities to be terminated within 5 Ft. of property-line, all slab, concrete, brick and footings shall be removed, the top one foot of fill shall be clean earth. The permittee shall provide such excavation with a six-foot-high fence, capable of resisting lateral force of fifteen (15) pounds per square foot, to protect the excavation on all sides from pedestrian access. All debris, building material and rubbish must be removed from the property not later than ten (10) days after the building has been structure is razed/demolished.
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 | Belleau Wood Apartments(DR24-131) | 5+ · Renter | 23 (Jan 10, 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
0.43 acres
Assessor's classification for assessment purposes. This is not zoning.
6650 BELLEAU WOOD LN
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 035-0112-026-0000. 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.