Sacramento 95823 · Valley Hi / North Laguna · APN 117-1490-089-0000 · City of Sacramento
Since October 2024 within ½ mile: 1 homes completed, 1 permitted.
2 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.
209 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
$399,000
Benchmark range: $351,000 – $447,000
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-2B 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 "Entitled" for 5.3 yr (since Jul 13, 2021), with no new permit record in 5.3 yr. · 1 unit
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)
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)
8353 Valley Lark Dr · 1 unit · $84,073 valuation
Records span Jul 14, 2025 to Sep 9, 2025 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
15 Dempster Ct · 1 unit · $36,395 valuation
Records span Feb 13, 2025 to Jun 24, 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)
8596 Montpelier Way · 1 unit · $107,000 valuation
Records span Mar 21, 2022 to Jul 21, 2023 (3 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
1 housing unit completed (MP WICKFORD - PLAN 5 (OPTION # A) SCIP PARTICIPATING DEVELOPMENT)
Reported in 2023 Housing Element Annual Progress Report
SFD · Owner
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
334 Cinema St · 1 unit · $265,557 valuation
Records span Jan 5, 2022 to Jun 30, 2023 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
340 Cinema St · 1 unit · $336,033 valuation
Records span Jan 5, 2022 to Jun 30, 2023 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
364 Cinema St · 1 unit · $229,984 valuation
Records span Feb 24, 2022 to Jun 30, 2023 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
346 Cinema St · 1 unit · $328,563 valuation
Records span Feb 24, 2022 to Jun 29, 2023 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
352 Cinema St · 1 unit · $259,197 valuation
Records span Feb 24, 2022 to Jun 29, 2023 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
358 Cinema St · 1 unit · $288,913 valuation
Records span Feb 25, 2022 to Jun 29, 2023 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
14 Crumpet Ct · 1 unit · $231,869 valuation
Records span Feb 25, 2022 to Jun 29, 2023 (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 "Issued" for 21 mo (first record Feb 13, 2025) with no new permit activity recorded in 16 mo.
Active in "Entitled" for 5.3 yr (first record Jul 13, 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 ($4,000/yr) + local voter-approved bond debt ($560/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$12,918/yr
Cash needed: $88,000
NOI: $11,354/yr
P&I: $2,023/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 | −$1,303/mo | -17.8% | $3,636/mo | −$1,272/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$1,076/mo | -14.7% | $3,366/mo | −$933/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 | −$946/mo | -12.9% | $3,288/mo | −$675/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 5, 2022 – Jun 30, 2023
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
MP WICKFORD - PLAN 5 (OPTION # A) SCIP PARTICIPATING DEVELOPMENT
MASTER PLAN WICKFORD - PLAN 5 (OPTION # A): NSFR -TWO STORY - 4 BED / 2.5 BATH: FIRST FLOOR @ 698 SF; SECOND FLOOR @ 1145SF; GARAGE @ 456 SF; PORCH @ 44 SF; SOLAR SHARE PROGRAM WILL BE UTILIZED IN LIEU OF SOLAR PANELS; SMOKE ALARMS AND CARBON MONOXIDE DETECTORS REQUIRED; WATER CONSERVING FIXTURES REQUIRED; CITY LANDSCAPING REQUIREMENTS MUST BE MET. The landscaping for this project is required to be in compliance with the city’s Water Efficient Landscape Ordinance 15.92. revision RES-2112578 Changes to architectural sheets. New fire consultant plans. Revised landscape plans. SCIP PARTICIPATING DEVELOPEMNT - PLNG-INSP
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 | MP WICKFORD - PLAN 5 (OPTION # A) SCIP PARTICIPATING DEVELOPMENT(RES-2200247) | SFD · Owner | — | — | 1 (Jun 30, 2023) | — |
| 2022 | MP WICKFORD - PLAN 5 (OPTION # A) SCIP PARTICIPATING DEVELOPMENT(RES-2200247) | SFD · Owner | — | 1 (Feb 9, 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
0.06 acres
Assessor's classification for assessment purposes. This is not zoning.
328 CINEMA ST
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 117-1490-089-0000. 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.