Sacramento 95822 · Brentwood · APN 036-0024-012-0000 · City of Sacramento
Since October 2024 within ½ mile: 10 homes completed, 12 permitted, 10 proposed or in review; 1 commercial or mixed-use project.
24 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.
307 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.
$150,000
Benchmark range: $132,000 – $168,000
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 "In review" for 7 mo (since Mar 20, 2026), with no new permit record in 7 mo. · 2 units · $206,799 declared valuation
In "In review" for 12 mo (since Nov 3, 2025), with no new permit record in 7 mo. · 1 unit · $461,392 declared valuation
In "Fee estimate" for 9.6 yr (since Mar 21, 2017), with no new permit record in 9.6 yr. · 1 unit · $185,000 declared valuation
In "Entitled" for 7.7 yr (since Feb 28, 2019), with no new permit record in 7.7 yr. · 1 unit
In "Entitled" for 7.8 yr (since Jan 24, 2019), with no new permit record in 7.6 yr. · 1 unit · $180,511 declared valuation
Permit issued and active for 8.3 yr (first record Jul 6, 2018), with no completion or new permit record in 7.5 yr. · 1 unit · $219,675 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)
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)
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)
2525 48th Ave · 1 unit · $35,535 valuation
Records span May 13, 2020 to Apr 27, 2026 (8 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
New single-family home permit application filed (RES-2605914)
SFD - 4BED
EPC - EXPEDITED - Construct new 2-story 2465sf SFD with a 485sf garage. 4 bed, 4 bath with solar and fire sprinklers. Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92. Carbon monoxide & Smoke alarms are 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). All work subject to field inspections. · Declared valuation: $461,392
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Accessory dwelling unit (new or conversion) permit application filed (RES-2605624)
2 Unit ADU
EPC - EXPEDITED - CONSTRUCTION OF A DETACHED ADU WITH TWO UNITS, UNIT A OF 597 SQ.FT. AND UNIT B 597 SQ.FT WITH 2 BEDROOMS, 1 BATHROOM EACH. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION. - PLNG-INSP. · Declared valuation: $206,799
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
6360 25th St · 27 units · $950,353 valuation
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)
5895 28th St · 2 units · $228,773 valuation
Records span May 12, 2025 to Dec 12, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
6333 Hermosa St · 2 units · $209,524 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Planning entitlement approved for 1 housing unit (43RD AVE SINGLE FAMILY DWELLING)
Reported in 2025 Housing Element Annual Progress Report
SFD · Owner
Source: California HCD, Housing Element Annual Progress Report — Table A2 · 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)
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 5.6 yr (first record Mar 5, 2021) with no new permit activity recorded in 5.6 yr.
Active in "Issued" for 2 yr (first record Oct 15, 2024) with no new permit activity recorded in 18 mo.
Active in "Fee estimate" for 9.6 yr (first record Mar 21, 2017) with no new permit activity recorded in 9.6 yr.
Active in "Entitled" for 4.9 yr (first record Nov 18, 2021) with no new permit activity recorded in 4.9 yr.
Active in "Issued" for 18 mo (first record Apr 22, 2025) with no new permit activity recorded in 14 mo.
Active in "Entitled" for 5 yr (first record Oct 19, 2021) with no new permit activity recorded in 5 yr.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 746 parcels
−60.0% 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 ($1,500/yr) + local voter-approved bond debt ($210/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
+$6,263/yr
Cash needed: $33,000
NOI: $15,365/yr
P&I: $758/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 | +$281/mo | 10.2% | $1,540/mo | +$337/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | +$522/mo | 19.0% | $1,426/mo | +$697/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 | +$660/mo | 24.0% | $1,393/mo | +$971/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 review1 unitsNov 3, 2025 – Mar 25, 2026
In review2 unitsMar 20, 2026 – Mar 20, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
SFD - 4BED
EPC - EXPEDITED - Construct new 2-story 2465sf SFD with a 485sf garage. 4 bed, 4 bath with solar and fire sprinklers. Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92. Carbon monoxide & Smoke alarms are 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). All work subject to field inspections.
2 Unit ADU
EPC - EXPEDITED - CONSTRUCTION OF A DETACHED ADU WITH TWO UNITS, UNIT A OF 597 SQ.FT. AND UNIT B 597 SQ.FT WITH 2 BEDROOMS, 1 BATHROOM EACH. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION. - PLNG-INSP.
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 | 43RD AVE SINGLE FAMILY DWELLING(DR25-191) | SFD · Owner | 1 (Nov 3, 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
0.11 acres
Assessor's classification for assessment purposes. This is not zoning.
2601 43RD AVE; 2603 43RD AVE; 2605 43RD 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 036-0024-012-0000. 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.