Sacramento 95823 · Valley Hi / North Laguna · APN 117-1190-044-0000 · City of Sacramento
Since October 2024 within ½ mile: 29 homes completed.
29 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.
314 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
$605,000
Benchmark range: $532,000 – $678,000
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.
No ADU or new-home permits recorded within ¼ mile in this window.
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 3.2 yr (since Sep 5, 2023), with no new permit record in 3.2 yr. · 37 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)
Remodel / interior alteration permit issued (RES-2606771)
GARAGE CONVERSION
EPC - Convert existing attached 713 sq. ft. garage to 2 new bedrooms and 1 new bathroom. 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). · Declared valuation: $73,948 · Contractor: Jag Concrete Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Remodel / interior alteration permit application filed (RES-2606771)
GARAGE CONVERSION
EPC - Convert existing attached 713 sq. ft. garage to 2 new bedrooms and 1 new bathroom. 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). · Declared valuation: $73,948 · Contractor: Jag Concrete Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
8639 Starburst Way · 1 unit · $350,875 valuation
Records span Feb 18, 2026 to Mar 17, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
8631 Starburst Way · 1 unit · $350,875 valuation
Records span Feb 18, 2026 to Mar 17, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
6401 Ventris Walk · 1 unit · $350,875 valuation
Records span Feb 18, 2026 to Mar 17, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
6433 Ventris Walk · 1 unit · $350,875 valuation
Records span Nov 14, 2025 to Dec 18, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
6425 Ventris Walk · 1 unit · $236,512 valuation
Records span Nov 14, 2025 to Dec 18, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
6417 Ventris Walk · 1 unit · $350,875 valuation
Records span Nov 14, 2025 to Dec 18, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
6409 Ventris Walk · 1 unit · $236,512 valuation
Records span Nov 20, 2025 to Dec 18, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
6449 Ventris Walk · 1 unit · $279,875 valuation
Records span Aug 22, 2025 to Oct 15, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
6441 Ventris Walk · 1 unit · $230,250 valuation
Records span Aug 22, 2025 to Oct 13, 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 $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)
8636 Starburst Way · 1 unit · $308,172 valuation
Records span Apr 10, 2024 to May 9, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
8660 Starburst Way · 1 unit · $227,919 valuation
Records span Apr 10, 2024 to Apr 11, 2025 (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 3.2 yr (first record Sep 5, 2023) with no new permit activity recorded in 3.2 yr. High-impact scale (37 housing units across 0 permits).
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 ($6,050/yr) + local voter-approved bond debt ($847/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$27,694/yr
Cash needed: $133,100
NOI: $9,017/yr
P&I: $3,059/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 | −$2,535/mo | -22.9% | $5,355/mo | −$2,519/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$2,308/mo | -20.8% | $4,957/mo | −$2,180/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 | −$2,177/mo | -19.6% | $4,842/mo | −$1,922/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 unitsMar 21, 2022 – Jul 21, 2023
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
GARAGE CONVERSION
EPC - Convert existing attached 713 sq. ft. garage to 2 new bedrooms and 1 new bathroom. 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).
REVISION TO RES-2206031
EPC - CHANGING LOCATION OF A/C AND SUB PANEL
REVISION TO RES-2206031
EPC - REVISION TO RES-2206031: REVISED SITE PLAN
ADU
EXPEDITED - EPC - CONSTRUCT A 288 SQ FT DETACHED STUDIO ADU SOLAR 1.65 KW $8000 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).” SEE REVISION RES-2211769: REVISED SITE PLAN SEE REVISION RES-2310409 - EPC - CHANGING LOCATION OF A/C AND SUB PANEL
Window C/O - 8598 Montpelier Way Sacramento
Permit cancelled by applicant. Install 8 Anlin Catalina retrofit windows like for like. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R31.
8598 Montpelier Way Sacramento
Install 13 anlin catalina retrofit windows like for like Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R31. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).
ADDITION:PRE-ENG ATTACHED PATIO AND ATTACHED SUNROOM
ADDITION:PRE-ENG ATTACHED PATIO 84 SF AND ATTACHED SUNROOM 224 SF “Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).” Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
SAGARAL RESIDENCE / 3.64Kw PV SOLAR INSTALL
Install 3.64kw Roof Top Solar PV System w/ new 100A main breaker. All supply side connections or main breaker change outs will require a second inspection. “Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).”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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2023 | ADU(RES-2206031) | ADU · Renter | — | — | 1 (Jul 21, 2023) | — |
| 2022 | ADU(RES-2206031) | ADU · Renter | — | 1 (Apr 15, 2022) | — | — |
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
0.21 acres
Assessor's classification for assessment purposes. This is not zoning.
8596 MONTPELIER WAY; 8598 MONTPELIER WAY
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 117-1190-044-0000. 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.