Sacramento 95823 · APN 039-0241-023-0000 · City of Sacramento
Since October 2024 within ½ mile: 17 homes completed; 5 commercial or mixed-use projects.
7 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.
128 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.
$469,000
Benchmark range: $399,000 – $539,000
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.
Permit issued and active for 7.9 yr (first record Nov 28, 2018), with no completion or new permit record in 7.7 yr. · 1 unit · $130,000 declared valuation
In "Fee estimate" for 7.7 yr (since Mar 5, 2019), with no new permit record in 6.8 yr. · $386,650 declared valuation
Permit issued and active for 4 yr (first record Oct 26, 2022), with no completion or new permit record in 2.4 yr. · $3,610,736 declared valuation
In "Entitled" for 2.7 yr (since Feb 20, 2024), with no new permit record in 2.4 yr. · 1 unit · $165,780 declared valuation
In "In review" for 8 mo (since Feb 25, 2026), with no new permit record in 8 mo. · $1,029,085 declared valuation
In "In review" for 15 mo (since Aug 7, 2025), with no new permit record in 6 mo. · $27,000 declared valuation
Latest published Zillow Home Value Index (ZHVI) update
Changed from $422,352 in September 2025 to $421,389 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95823 (not a parcel appraisal)
6800 Stockton Blvd · $30,171,943 valuation
Records span Aug 26, 2026 to Sep 11, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
6810 Stockton Blvd · $123,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
6790 Stockton Blvd · $20,000,000 valuation
Records span Sep 25, 2025 to Apr 16, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
6325 Stockton Blvd · $27,000 valuation
Records span Aug 7, 2025 to Apr 16, 2026 (8 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
6301 Elder Creek Rd · $1,029,085 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Annual ZIP 95823 home-value index checkpoint
Changed from $436,431 in September 2024 to $422,352 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95823 (not a parcel appraisal)
Plan revision / deferred submittal permit application filed (COM-2508307)
Tran Villa Apartments- Revised Electrical II
EPC - Revision to (COM-2502400 & COM-2502386, previously COM-1818668) electrical PLANS as requested by the inspector in COM-2502386.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
6345 Elder Creek Rd · 1 unit · $75,000 valuation
Records span Aug 16, 2024 to Jan 3, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Annual ZIP 95823 home-value index checkpoint
Changed from $423,465 in September 2023 to $436,431 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95823 (not a parcel appraisal)
Plan revision / deferred submittal permit application filed (COM-2420492)
Tran Villa- Revised Electrical
EPC - Revision to (COM-1818668) electrical drawings, showing installed fixtures and equipment.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Plan revision / deferred submittal permit application filed (COM-2414471)
Tran Villa Apartments- Stair & Metal Railings
EPC - Deferred submittal to (COM-1818668) install Stairs and metal railings
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
6339 Elder Creek Rd · 1 unit · $150,000 valuation
Records span Apr 17, 2024 to Jun 27, 2024 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
6128 Dias Ave · 1 unit · $165,780 valuation
Records span Feb 20, 2024 to Jun 18, 2024 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
6600 Stockton Blvd · $3,610,736 valuation
Records span Oct 26, 2022 to May 31, 2024 (11 permits).
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 →High-impact scale (16 housing units, $269,876 declared valuation across 14 permits).
Active in "Issued" for 4 yr (first record Oct 26, 2022) with no new permit activity recorded in 2.4 yr. High-impact scale ($3,610,736 declared valuation across 11 permits).
Active in "Issued" for 13 mo (first record Sep 25, 2025) with no new permit activity recorded in 6 mo. High-impact scale ($20,000,000 declared valuation across 2 permits).
Active in "Entitled" for 2.7 yr (first record Feb 20, 2024) with no new permit activity recorded in 2.4 yr.
Active in "Issued" for 7.9 yr (first record Nov 28, 2018) with no new permit activity recorded in 7.7 yr.
Active in "Fee estimate" for 7.7 yr (first record Mar 5, 2019) with no new permit activity recorded in 6.8 yr.
HUD Small Area Fair Market Rent · ZIP 95823
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 ($4,700/yr) + local voter-approved bond debt ($658/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$17,963/yr
Cash needed: $103,400
NOI: $10,556/yr
P&I: $2,377/mo
For $0/mo net cash flow
At $1,975/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 | $1,817/mo | −$1,724/mo | -20.0% | $4,223/mo | −$1,698/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$1,497/mo | -17.4% | $3,909/mo | −$1,359/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,094/mo | −$1,366/mo | -15.9% | $3,818/mo | −$1,101/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 / completed16 unitsSep 25, 2018 – Feb 10, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Tran Villa Apartments- Revised Electrical II
EPC - Revision to (COM-2502400 & COM-2502386, previously COM-1818668) electrical PLANS as requested by the inspector in COM-2502386.
Tran Villa- Revised Electrical
EPC - Revision to (COM-1818668) electrical drawings, showing installed fixtures and equipment.
Tran Villa Apartments- Stair & Metal Railings
EPC - Deferred submittal to (COM-1818668) install Stairs and metal railings
Tran Villa Apartments- Fire Monitoring Systems
EPC - Deferred submittal to (COM-1818668) install new sprinkler monitoring system with low frequency sounders in all sleeping areas and audio/visual devices in common spaces. This is for building #2.
Tran Villa Apartments- Fire Sprinklers
EPC - Deferred submittal to (COM-1818668, COM-1818717) install fire Sprinkler Systems into 2 new identical apartment buildings.
Tran Villa Apts- Revised Calculations
EPC - Revision to (COM-1818668) replace existing truss calculations.
Plumbing Changes - Delta 5
EPC - Revision to (COM-1818668) remove all gas lines and sewer clean-out relocation. Delta 5 shows the sewer lines coming out between the buildings and the sewer line tie-in between the buildings. Shared plans with COM-18187171. The sewer lines and clean outs are located between both buildings.
Plumbing Changes
EPC - Revision to (COM-1818668) remove all gas lines and sewer clean-out relocation. Shared plans with COM-18187171. The sewer lines and clean outs are located between both buildings.
Tran Villa Apts BLDG#2
EPC - SHARED PLAN TO COM-1818668; BLDG#2 - 19,142 SF; Type VB; Occ. R-2. 16 residential units. Conditioned area is 15,840 SF. All plan review under COM-1818668. 2 units <750 SF; 14,392 SF of units between 751 &1,999 SF. BLDG#1 (same floorplan) to be permitted under COM-1818668. - PLNG-INSP
Tran Villa Apts BLDG1 & Site
EPC - Shared plans for two 16-unit apartment buildings. 25-20-15. This permit scope: BLDG#1 - 18,998 SF; Type VB; Occ. R-2; and site development work. Conditioned area is 15,840 SF. 1st floor damageable = 8,464 SF ; 2nd floor damageable = 7,376 SF. 2 units <750 SF; 14,392 SF of units between 751 &1,999 SF. All plan review under COM-1818668. DEFERRED: Metal Stairs & Railings; Fire Sprinklers and Alarm. BLDG#2 (same floorplan) to be permitted under COM-1818717. - PLNG-INSP
Tran Villa Apartments
EPC Submittal - New Commercial Building - Improve vacant land and construct two apartment buildings with a total of 32 units.
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 |
|---|---|---|---|---|---|---|
| 2020 | Tran Villa Apts BLDG#2(COM-1818717) | 5+ · Renter | — | 16 (Dec 28, 2020) | — | — |
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
1.91 acres
Assessor's classification for assessment purposes. This is not zoning.
6470 STOCKTON BLVD; 6470 STOCKTON BLVD UNIT 101 UNIT 101; 6470 STOCKTON BLVD UNIT 102 UNIT 102
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 039-0241-023-0000. 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.