Sacramento 95823 · Valley Hi / North Laguna · APN 117-0011-010-0000 · City of Sacramento
Since October 2024 within ½ mile: 2 homes completed, 2 permitted, 1 proposed or in review.
6 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.
308 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
$150,000
Benchmark range: $132,000 – $168,000
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-3 as multifamily 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 9.1 yr (since Oct 6, 2017), with no new permit record in 3.9 yr. · 113 units · $18,907,850 declared valuation
In "Fee estimate" for 9.3 yr (since Jul 7, 2017), with no new permit record in 8 yr. · 1 unit · $50,000 declared valuation
In "Entitled" for 5.3 yr (since Jul 29, 2021), with no new permit record in 5.3 yr. · 1 unit
In "Entitled" for 5 yr (since Nov 2, 2021), with no new permit record in 5 yr. · 1 unit
Permit issued and active for 5 yr (first record Nov 3, 2021), with no completion or new permit record in 4.5 yr. · 1 unit · $25,118 declared valuation
Permit issued and active for 2.6 yr (first record Mar 27, 2024), with no completion or new permit record in 12 mo. · 1 unit · $9,331 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)
8158 Eddington Way · 1 unit · $38,845 valuation
Records span Mar 18, 2026 to Sep 18, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
5095 Summerbrook Way · 1 unit · $2,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
4456 San Sebastian Way · 1 unit · $9,331 valuation
Records span Mar 27, 2024 to Oct 21, 2025 (2 permits).
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)
2 Palmaritas Ct · 1 unit · $186,499 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
4945 Valley Hi Dr · 1 unit · $237,362 valuation
Records span Nov 15, 2024 to Mar 5, 2025 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
4411 Montril Way · 1 unit · $118,694 valuation
Records span May 17, 2024 to Feb 27, 2025 (2 permits).
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)
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)
New commercial / non-residential building permit application filed (COM-2227021)
Franklin Apartments - Club House plus Site Work
EPC - Construction of an apartment complex with 112 units (4 buildings) and a club house. This permit is for the club house and all associate site work. Plan review was under original application COM-2003811 - PLNG-INSP · Declared valuation: $2,479,750
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
New multifamily / condos / mixed-use permit application filed (COM-2227027)
SHARED PLANS: BLDG A/Franklin Apartments
MULTI-FAMILY HOUSING - EPC - Construction of an apartment complex with 112 units (4 buildings) and a club house. This permit is for the BLDG A with 28 units, 27,508 SF Type VA, R-2 Occupancy SHARED PLANS- Plan review includes COM-2227029, COM-2227030, & COM-2227032. Plan review was under original application COM-2003813 - PLNG-INSP Site work and Club House was under COM-2227021 · Declared valuation: $4,116,161
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
New multifamily / condos / mixed-use permit application filed (COM-2227029)
SHARED PLANS: BLDG B/Franklin Apartments
EPC - Construction of an apartment complex with 112 units (4 buildings) and a club house. This permit is for the BLDG A with 24 units, 24,808 SF. Type VA, R-2 Occupancy Main Permit is under COM-2227027 and plan review is under original application COM-2003813 - PLNG-INSP · Declared valuation: $3,705,731
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
New multifamily / condos / mixed-use permit application filed (COM-2227030)
SHARED PLANS: BLDG C/Franklin Apartments
MULTI-FAMILY HOUSING - EPC - Construction of an apartment complex with 112 units (4 buildings) and a club house. This permit is for the BLDG C with 30 units, 30,113 SF. Type VA, R-2 Occupancy SHARED PLANS- Main permit is under COM-2227027 and Plan review is under original application COM-2003813 - PLNG-INSP · Declared valuation: $4,510,038
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
New multifamily / condos / mixed-use permit application filed (COM-2227032)
SHARED PLANS: BLDG D/Franklin Apartments
MULTI-FAMILY HOUSING - EPC - Construction of an apartment complex with 112 units (4 buildings) and a club house. This permit is for the BLDG D with 30 units, 30,113 SF. Type VA, R-2 Occupancy SHARED PLANS- Main permit is under COM-2227027 and Plan review is under original application COM-2003813 - PLNG-INSP · Declared valuation: $4,510,038
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 "Fee estimate" for 9.1 yr (first record Oct 6, 2017) with no new permit activity recorded in 3.9 yr. High-impact scale (113 housing units, $18,907,850 declared valuation across 14 permits).
Active in "Entitled" for 5 yr (first record Nov 2, 2021) with no new permit activity recorded in 5 yr.
Active in "Issued" for 5 yr (first record Nov 3, 2021) with no new permit activity recorded in 4.5 yr.
Active in "Issued" for 2.6 yr (first record Mar 27, 2024) with no new permit activity recorded in 12 mo.
Active in "Fee estimate" for 9.3 yr (first record Jul 7, 2017) with no new permit activity recorded in 8 yr.
Active in "Entitled" for 5.3 yr (first record Jul 29, 2021) with no new permit activity recorded in 5.3 yr.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 11,290 parcels
+3.6% YoY
City baseline: 30.6 / 1k
171 in trailing 24m
Includes 12 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 ($1,500/yr) + local voter-approved bond debt ($210/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
+$5,102/yr
Cash needed: $33,000
NOI: $14,204/yr
P&I: $758/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 | +$198/mo | 7.2% | $1,540/mo | +$249/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | +$425/mo | 15.5% | $1,426/mo | +$588/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 | +$556/mo | 20.2% | $1,393/mo | +$846/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 ↗
Fee estimate113 unitsOct 6, 2017 – Dec 16, 2022
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
SHARED PLANS: BLDG D/Franklin Apartments
MULTI-FAMILY HOUSING - EPC - Construction of an apartment complex with 112 units (4 buildings) and a club house. This permit is for the BLDG D with 30 units, 30,113 SF. Type VA, R-2 Occupancy SHARED PLANS- Main permit is under COM-2227027 and Plan review is under original application COM-2003813 - PLNG-INSP
SHARED PLANS: BLDG C/Franklin Apartments
MULTI-FAMILY HOUSING - EPC - Construction of an apartment complex with 112 units (4 buildings) and a club house. This permit is for the BLDG C with 30 units, 30,113 SF. Type VA, R-2 Occupancy SHARED PLANS- Main permit is under COM-2227027 and Plan review is under original application COM-2003813 - PLNG-INSP
SHARED PLANS: BLDG B/Franklin Apartments
EPC - Construction of an apartment complex with 112 units (4 buildings) and a club house. This permit is for the BLDG A with 24 units, 24,808 SF. Type VA, R-2 Occupancy Main Permit is under COM-2227027 and plan review is under original application COM-2003813 - PLNG-INSP
SHARED PLANS: BLDG A/Franklin Apartments
MULTI-FAMILY HOUSING - EPC - Construction of an apartment complex with 112 units (4 buildings) and a club house. This permit is for the BLDG A with 28 units, 27,508 SF Type VA, R-2 Occupancy SHARED PLANS- Plan review includes COM-2227029, COM-2227030, & COM-2227032. Plan review was under original application COM-2003813 - PLNG-INSP Site work and Club House was under COM-2227021
Franklin Apartments - Club House plus Site Work
EPC - Construction of an apartment complex with 112 units (4 buildings) and a club house. This permit is for the club house and all associate site work. Plan review was under original application COM-2003811 - PLNG-INSP
SHARED PLANS: BLDG D/Franklin Apartments
EPC - Construction of an apartment complex with 112 units (4 buildings) and a club house. This permit is for the BLDG D with 30 units, 30,113 SF. Type VA, R-2 Occupancy SHARED PLANS- Plan review is under COM-2003813 - PLNG-INSP
SHARED PLANS: BLDG C/Franklin Apartments
EPC - Construction of an apartment complex with 112 units (4 buildings) and a club house. This permit is for the BLDG C with 30 units, 30,113 SF. Type VA, R-2 Occupancy SHARED PLANS- Plan review is under COM-2003813 - PLNG-INSP
SHARED PLANS: BLDG B/Franklin Apartments
EPC - Construction of an apartment complex with 112 units (4 buildings) and a club house. This permit is for the BLDG A with 24 units, 24,808 SF. Type VA, R-2 Occupancy SHARED PLANS- Plan review is under COM-2003813 - PLNG-INSP
SHARED PLANS: BLDG A/Franklin Apartments
EPC - Construction of an apartment complex with 112 units (4 buildings) and a club house. This permit is for the BLDG A with 28 units, 27,508 SF Type VA, R-2 Occupancy SHARED PLANS- Plan review includes COM-2003814, COM-2003816, & COM-2003817 - PLNG-INSP Site work and Club House was under COM-2003811
Franklin Apartments - Club House
EPC - Construction of an apartment complex with 112 units (4 buildings) and a club house. This permit is for the club house and all associate site work. - PLNG-INSP
Franklin Apartments - Club House Only
EPC Submittal - New Commercial Building - THE PROJECT CONSISTS OF THE CONSTRUCTION OF FOUR NEW 3-STORY WALK- UP APARTMENT BUILDINGS. THE BUILDINGS RANGE OF 24 TO 30 UNITS PER BUILDING, TOTALING TO 113 UNITS ON-SITE. THE PROJECT ALSO INCLUDES A 1,987 SF CLUB HOUSE. THE PROJECT AMMENDITIES INCLUDES LOUNGE SPACE, FITTNESS CENTER,AND AN OUTDOOR BBQ SPACE.
Demo Existing SFR with attached garage
Demolish an existing single- dwelling with attached garage ~1765 SF Property's water is solely provided by a well-no tap kill Property sewage serviced by septic
Franklin Apartments
EPC - Construction of an apartment complex with a 1,917 club house and four (4) 3-story apartment buildings, total of113 units, at a 3.79 acre site. - PLNG-INSP
New Apartment
EPC - Construction of a 3 story apartment building with 29 units (16-1Bed, 10-2beds, & 3-3beds, all more than 700 SF but less than 2200 SF), Type V-B, R-2 occupancy. Site is 3.79 acre, and will include 3 other identical building. - PLNG-INSP Overall project include 4 identical buildings, up to 116 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.
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
3.79 acres
Assessor's classification for assessment purposes. This is not zoning.
8009 FRANKLIN BLVD
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 117-0011-010-0000. 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.