Sacramento 95823 · Parkway · APN 049-0430-009-0000 · City of Sacramento
Since October 2024 within ½ mile: 3 permitted, 383 proposed or in review (358 of them deed-restricted affordable); 1 demolition; 1 commercial or mixed-use project.
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.
364 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.
$521,000
Benchmark range: $458,000 – $584,000
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 "Fee estimate" for 5 yr (since Oct 27, 2021), with no new permit record in 5 yr. · 36 units · $6,520,000 declared valuation
In "Fee estimate" for 5 yr (since Oct 27, 2021), with no new permit record in 5 yr. · $1,870,000 declared valuation
In "Entitled" for 4.9 yr (since Dec 8, 2021), with no new permit record in 4.9 yr. · 1 unit
In "Entitled" for 4.7 yr (since Feb 15, 2022), with no new permit record in 4.7 yr. · 24 units
Permit issued and active for 4.4 yr (first record May 24, 2022), with no completion or new permit record in 3.9 yr. · 1 unit · $220,000 declared valuation
In "Entitled" for 17 mo (since May 15, 2025), with no new permit record in 17 mo. · 358 units
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)
7282 Franklin Blvd · $80,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Accessory dwelling unit (new or conversion) permit issued (RES-2608228)
613 SF ATTACHED ADU
EPC - New 613 addition to rear of home to be used as an ADU. Carbon monoxide & Smoke alarms are required. Reference CRC sections R315 & R314. All work subject to field inspections. · Declared valuation: $104,700 · 1 housing unit
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
74 Carrotwood Ct · 1 unit · $120,459 valuation
Records span Apr 27, 2026 to Aug 5, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
7556 Wainscott Way · 24 units · $4,050,192 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Accessory dwelling unit (new or conversion) permit application filed (RES-2608228)
613 SF ATTACHED ADU
EPC - New 613 addition to rear of home to be used as an ADU. Carbon monoxide & Smoke alarms are required. Reference CRC sections R315 & R314. All work subject to field inspections. · Declared valuation: $104,700
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
3907 Sequoia Way · 1 unit · $39,857 valuation
Records span Dec 5, 2025 to Feb 24, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
7551 Mandy Dr · 1 unit · $204,448 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)
358 units · 358 affordable
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)
7582 Bluebrook Way · 1 unit · $93,500 valuation
Records span May 29, 2024 to Aug 29, 2024 (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 $445,435 in September 2022 to $423,465 in September 2023.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95823 (not a parcel appraisal)
7385 Mandy Dr · 1 unit · $210,377 valuation
Records span Jan 21, 2022 to Sep 27, 2023 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
21 Bushwood Ct · 1 unit · $220,000 valuation
Records span May 24, 2022 to Dec 13, 2022 (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 "Entitled" for 17 mo (first record May 15, 2025) with no new permit activity recorded in 17 mo. High-impact scale (358 housing units, 358 deed-restricted affordable across 0 permits).
Active in "Entitled" for 4.7 yr (first record Feb 15, 2022) with no new permit activity recorded in 4.7 yr. High-impact scale (24 housing units across 0 permits).
Active in "Fee estimate" for 5 yr (first record Oct 27, 2021) with no new permit activity recorded in 5 yr. High-impact scale (36 housing units, $6,520,000 declared valuation across 1 permit).
Active in "Fee estimate" for 5 yr (first record Oct 27, 2021) with no new permit activity recorded in 5 yr. High-impact scale ($1,870,000 declared valuation across 1 permit).
Active in "Issued" for 4.4 yr (first record May 24, 2022) with no new permit activity recorded in 3.9 yr.
Active in "Entitled" for 4.9 yr (first record Dec 8, 2021) with no new permit activity recorded in 4.9 yr.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 4,018 parcels
−26.3% YoY
City baseline: 30.6 / 1k
66 in trailing 24m
Includes 13 ADUs
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 ($5,200/yr) + local voter-approved bond debt ($728/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$21,567/yr
Cash needed: $114,400
NOI: $9,986/yr
P&I: $2,629/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 | −$2,024/mo | -21.2% | $4,643/mo | −$2,002/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$1,797/mo | -18.9% | $4,297/mo | −$1,663/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 | −$1,667/mo | -17.5% | $4,197/mo | −$1,405/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 unitsApr 24, 2026 – Aug 24, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
613 SF ATTACHED ADU
EPC - New 613 addition to rear of home to be used as an ADU. Carbon monoxide & Smoke alarms are required. Reference CRC sections R315 & R314. All work subject to field inspections.
HSG #20-008692 Violation List Repair
Repair broken window, replace door, minor electrical, SMUD Safety inspection Smoke & Carbon Monoxide Alarms required per CRC sections R314 & R315. Access to perform inspection/s must be provided by the Party requesting the inspection.
HSG CASE 18-009941 : Permit to complete the work from previous permit RES-1807585
HSG Case 18-009941 : Permit to complete the work from previous permit RES-1807585: No Inspections previously performed. Illegal Residential Cannabis Grow-Restore SFR. Corrective action to restore illegal Grow House to previously approved two-story SFR. Return dwelling to original configuration, remove all unapproved wiring, electrical panels, lighting, grow apparatus and ducting, remove unapproved grow equipment, remove all interior partitions not part of original construction. Restore all violated fire assemblies and walls which have been removed. All other repairs per Housing checklist. House to be fully scrubbed and sanitized. SMUD safety inspection upon completion of all electrical work. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
HSG CASE 18-009941 : Illegal Residential Cannabis Grow-WWOP-QUAD Fees-Restore SFR
HSG Case 18-009941 : Illegal Residential Cannabis Grow-WWOP-QUAD Fees-Restore SFR. Corrective action to restore illegal Grow House to previously approved two-story SFR. Return dwelling to original configuration, remove all unapproved wiring, electrical panels, lighting, grow apparatus and ducting, remove unapproved grow equipment, remove all interior partitions not part of original construction. Restore all violated fire assemblies and walls which have been removed. All other repairs per Housing checklist. House to be fully scrubbed and sanitized. SMUD safety inspection upon completion of all electrical work. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314 See Attached Violations List
EN PROPERTY, UPGRADE ELEC SERVICE FROM 100AMPS TO A 200AMP SERVICE
AA: existing panel 100 Amps - Underground service, new main panel 200 Amps, Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
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.
No housing activity reported to the State for this parcel (2018–2025 reports).
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
0.16 acres
Assessor's classification for assessment purposes. This is not zoning.
1 THISTLE CT; 3890 SHINING STAR DR
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 049-0430-009-0000. 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.