Sacramento 95822 · Meadowview · APN 048-0203-015-0000 · City of Sacramento
Since October 2024 within ½ mile: 4 homes completed, 3 permitted; 1 demolition.
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.
402 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.
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
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 5.7 yr (since Feb 5, 2021), with no new permit record in 5.7 yr. · 266 units
In "Entitled" for 5.5 yr (since May 12, 2021), with no new permit record in 5.5 yr. · 1 unit
In "Entitled" for 5.5 yr (since May 12, 2021), with no new permit record in 5.5 yr. · 1 unit
In "Entitled" for 5.4 yr (since Jun 3, 2021), with no new permit record in 5.4 yr. · 1 unit
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)
1335 Valley Brook Ave · 2 units · $208,770 valuation
Records span Feb 17, 2026 to Jun 18, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
7579 Alma Vista Way · 1 unit · $100,000 valuation
Records span Jan 30, 2026 to Apr 9, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
7443 Henrietta Dr · 1 unit · $280,000 valuation
Records span Oct 27, 2025 to Dec 18, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
7588 Alma Vista Way · 1 unit · $169,273 valuation
Records span Sep 10, 2025 to Dec 10, 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 (Permit to complete work commenced under expired permit RES-2307649)
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-2521550)
Permit to complete work commenced under expired permit RES-2307649
Permit to complete work commenced under expired permit RES-2307649 EPC - 900 sq. ft. 3 bedroom, 2 bath detached ADU, with 90 sq. ft. porch and 2.8 kw solar system. 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. See RES-2513473 Solar Panel previous approved no longer in production, different new solar panel and inverters. · Declared valuation: $37,500 · 1 housing unit
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Accessory dwelling unit (new or conversion) permit application filed (RES-2521550)
Permit to complete work commenced under expired permit RES-2307649
Permit to complete work commenced under expired permit RES-2307649 EPC - 900 sq. ft. 3 bedroom, 2 bath detached ADU, with 90 sq. ft. porch and 2.8 kw solar system. 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. See RES-2513473 Solar Panel previous approved no longer in production, different new solar panel and inverters. · Declared valuation: $37,500
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)
Plan revision / deferred submittal permit application filed (RES-2513473)
REVISION TO RES-2307649
EPC - REVISION TO RES-2307649 Solar Panel previous approved no longer in production, different new solar panel and inverters.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
1435 69th Ave · 1 unit · $179,470 valuation
Records span Mar 6, 2025 to May 27, 2025 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
7606 Klotz Ranch Ct · $15,000 valuation
Records span Sep 27, 2024 to Oct 3, 2024 (2 permits).
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 $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)
Accessory dwelling unit (new or conversion) permit issued (RES-2420593)
7513 Amherst Street res electrical permit minor no plans
Electrical Permit: Upgrade existing 200 amp panel in to a total 400 amp duplex panel to accommodate the new ADU. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. · Declared valuation: $4,000
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Accessory dwelling unit (new or conversion) permit application filed (RES-2420593)
7513 Amherst Street res electrical permit minor no plans
Electrical Permit: Upgrade existing 200 amp panel in to a total 400 amp duplex panel to accommodate the new ADU. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. · Declared valuation: $4,000
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 "Entitled" for 5.7 yr (first record Feb 5, 2021) with no new permit activity recorded in 5.7 yr. High-impact scale (266 housing units across 0 permits).
Active in "Entitled" for 5.5 yr (first record May 12, 2021) with no new permit activity recorded in 5.5 yr.
Active in "Entitled" for 5.5 yr (first record May 12, 2021) with no new permit activity recorded in 5.5 yr.
Active in "Entitled" for 5.4 yr (first record Jun 3, 2021) with no new permit activity recorded in 5.4 yr.
High-impact scale (49 housing units, $6,551,379 declared valuation across 79 permits).
High-impact scale ($2,000,000 declared valuation across 6 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 8,373 parcels
−3.7% YoY
City baseline: 30.6 / 1k
161 in trailing 24m
Includes 18 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 ($4,300/yr) + local voter-approved bond debt ($602/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$13,919/yr
Cash needed: $94,600
NOI: $12,173/yr
P&I: $2,174/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 | −$1,401/mo | -17.8% | $3,888/mo | −$1,367/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | −$1,160/mo | -14.7% | $3,599/mo | −$1,007/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 | −$1,021/mo | -13.0% | $3,515/mo | −$733/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 / completed1 unitsJan 23, 2023 – Nov 6, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Permit to complete work commenced under expired permit RES-2307649
Permit to complete work commenced under expired permit RES-2307649 EPC - 900 sq. ft. 3 bedroom, 2 bath detached ADU, with 90 sq. ft. porch and 2.8 kw solar system. 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. See RES-2513473 Solar Panel previous approved no longer in production, different new solar panel and inverters.
REVISION TO RES-2307649
EPC - REVISION TO RES-2307649 Solar Panel previous approved no longer in production, different new solar panel and inverters.
7513 Amherst Street res electrical permit minor no plans
Electrical Permit: Upgrade existing 200 amp panel in to a total 400 amp duplex panel to accommodate the new ADU. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
900 SQ FT DETACHED ADU
EPC - 900 sq. ft. 3 bedroom, 2 bath detached ADU, with 90 sq. ft. porch and 2.8 kw solar system. 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. See RES-2513473 Solar Panel previous approved no longer in production, different new solar panel and inverters.
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 | Permit to complete work commenced under expired permit RES-2307649(RES-2521550) | ADU · Renter | — | 1 (Nov 6, 2025) | — | — |
| 2024 | 900 SQ FT DETACHED ADU(RES-2307649) | ADU · Renter | — | 1 (Mar 27, 2024) | — | — |
| 2023 | 7513 Amherst Detached ADU(IR23-005) | ADU · Renter | 1 (Jan 23, 2023) | — | — | — |
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
0.27 acres
Assessor's classification for assessment purposes. This is not zoning.
7513 AMHERST ST; 7513 AMHERST ST UNIT 2 UNIT 2
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 048-0203-015-0000. 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.