Sacramento 95823 · Parkway · APN 118-0163-016-0000 · City of Sacramento
Since October 2024 within ½ mile: 3 homes completed, 6 permitted, 2 proposed or in review; 3 demolitions.
15 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.
353 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.
$555,000
Benchmark range: $488,000 – $622,000
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.
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)
7687 Center Pkwy · 1 unit · $80,000 valuation
Records span Aug 20, 2026 to Sep 23, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
10 Monaghan Cir · 1 unit · $73,528 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
4710 Kerwood Way · 1 unit · $29,104 valuation
Records span Jul 23, 2024 to Aug 4, 2026 (2 permits).
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)
5460 Wardell Way · 1 unit · $47,849 valuation
Records span Apr 12, 2026 to Jun 1, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Electrical / panel permit application filed (RES-2609725)
103 THATCHER CIR - PANEL C/O
CHANGE ELECTRICAL SUB PANEL FROM 100 AMPS TO 200 AMPS. OVERHEAD SERVICE. CARBON MONOXIDE & SMOKE ALARMS ARE REQUIRED. REFERENCE CRC SECTIONS R315 & R314. ALL WORK IS SUBJECT TO FIELD INSPECTION. · Declared valuation: $1,500
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Electrical / panel permit issued (RES-2609725)
103 THATCHER CIR - PANEL C/O
CHANGE ELECTRICAL SUB PANEL FROM 100 AMPS TO 200 AMPS. OVERHEAD SERVICE. CARBON MONOXIDE & SMOKE ALARMS ARE REQUIRED. REFERENCE CRC SECTIONS R315 & R314. ALL WORK IS SUBJECT TO FIELD INSPECTION. · Declared valuation: $1,500
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
4744 Brookfield Dr · 1 unit · $50,000 valuation
Records span Mar 10, 2026 to Mar 30, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
30 Loorz Ct · 1 unit · $75,000 valuation
Records span Apr 25, 2025 to Jan 28, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
5517 Wardell Way · 1 unit · $200,844 valuation
Records span Jan 27, 2025 to Jan 27, 2026 (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)
7826 Center Pkwy · $5,000 valuation
Records span Aug 18, 2025 to Sep 10, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
53 Ardsley Cir · 1 unit · $181,087 valuation
Records span Nov 20, 2024 to Apr 14, 2025 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
7703 Rotherton Way · 1 unit · $63,292 valuation
Records span Jan 7, 2025 to Apr 14, 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 "Issued" for 22 mo (first record Dec 17, 2024) with no new permit activity recorded in 19 mo.
Active in "Issued" for 21 mo (first record Jan 27, 2025) with no new permit activity recorded in 9 mo.
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 ($5,550/yr) + local voter-approved bond debt ($777/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$24,090/yr
Cash needed: $122,100
NOI: $9,587/yr
P&I: $2,806/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 | −$2,234/mo | -22.0% | $4,936/mo | −$2,215/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$2,007/mo | -19.7% | $4,569/mo | −$1,876/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 | −$1,877/mo | -18.4% | $4,463/mo | −$1,618/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 unitsDec 17, 2024 – Apr 2, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
103 THATCHER CIR - PANEL C/O
CHANGE ELECTRICAL SUB PANEL FROM 100 AMPS TO 200 AMPS. OVERHEAD SERVICE. CARBON MONOXIDE & SMOKE ALARMS ARE REQUIRED. REFERENCE CRC SECTIONS R315 & R314. ALL WORK IS SUBJECT TO FIELD INSPECTION.
New Detached ADU
EPC - Build a 750-sq. ft. 2bd / 1bth detached ADU with 2.16kw solar. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. All work subject to field inspections.
ZARAGOZA reroof
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 20 squares of 30yr Laminated Dimensional Composition. CRRC: 00680057
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 | New Detached ADU(RES-2427296) | ADU · Renter | — | 1 (Apr 2, 2025) | — | — |
| 2024 | New Detached ADU(RES-2427296) | ADU · Renter | 1 (Dec 17, 2024) | — | — | — |
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.
103 THATCHER CIR; 105 THATCHER CIR
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 118-0163-016-0000. 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.