Sacramento 95823 · Valley Hi / North Laguna · APN 119-0300-009-0000 · City of Sacramento
Since October 2024 within ½ mile: 1 homes completed, 1 permitted, 1 proposed or in review; 1 commercial or mixed-use project.
5 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.
371 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.
$575,000
Benchmark range: $506,000 – $644,000
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 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 "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
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)
14 Veloz Ct · 1 unit · $96,932 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)
1 housing unit completed (ADU)
Reported in 2025 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
Electrical / panel permit application filed (RES-2503923)
Current status: Expired Permit
E-Permit: existing panel 125 Amps - Underground service, new main panel 200 Amps, N/A weather head/masthead work. · Declared valuation: $6,000 · Contractor: Sagan Electric
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Electrical / panel permit issued (RES-2503923)
Recorded status: Expired Permit
E-Permit: existing panel 125 Amps - Underground service, new main panel 200 Amps, N/A weather head/masthead work. · Declared valuation: $6,000 · Contractor: Sagan Electric
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Plan revision / deferred submittal permit application filed (RES-2423735)
REVISION
EPC - Revision to RES-2410785 add Sewer ejector
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
4521 Mack Rd · $1,024,277 valuation
Records span Feb 28, 2023 to Oct 23, 2024 (11 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)
Building permit reported to State HCD for 1 housing unit (ADU)
Reported in 2024 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
Accessory dwelling unit (new or conversion) permit issued (RES-2410785)
ADU
EPC - New 1 bed, 1 bath detached 583 sq ft ADU with 78 sq ft porch. Solar Exempt. 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) Including a panel upgrade at the main house per sheet A005. “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.” revision RES-2423735 add Sewer ejector · Declared valuation: $118,694 · 1 housing unit · Contractor: Imkat Construction Corp
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Planning entitlement approved for 1 housing unit (ADU)
Reported in 2024 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
Accessory dwelling unit (new or conversion) permit application filed (RES-2410785)
ADU
EPC - New 1 bed, 1 bath detached 583 sq ft ADU with 78 sq ft porch. Solar Exempt. 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) Including a panel upgrade at the main house per sheet A005. “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.” revision RES-2423735 add Sewer ejector · Declared valuation: $118,694 · Contractor: Imkat Construction Corp
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 9.3 yr (first record Jul 7, 2017) with no new permit activity recorded in 8 yr.
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 5.3 yr (first record Jul 29, 2021) with no new permit activity recorded in 5.3 yr.
Active in "Issued" for 2.6 yr (first record Mar 27, 2024) with no new permit activity recorded in 12 mo.
High-impact scale ($1,024,277 declared valuation across 11 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 ($5,750/yr) + local voter-approved bond debt ($805/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$25,531/yr
Cash needed: $126,500
NOI: $9,359/yr
P&I: $2,908/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 | −$2,355/mo | -22.3% | $5,104/mo | −$2,337/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$2,128/mo | -20.2% | $4,724/mo | −$1,998/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 | −$1,997/mo | -18.9% | $4,614/mo | −$1,740/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 unitsMay 17, 2024 – Feb 27, 2025
Fee estimate1 unitsJul 7, 2017 – Oct 29, 2018
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
E-Permit: existing panel 125 Amps - Underground service, new main panel 200 Amps, N/A weather head/masthead work.
REVISION
EPC - Revision to RES-2410785 add Sewer ejector
ADU
EPC - New 1 bed, 1 bath detached 583 sq ft ADU with 78 sq ft porch. Solar Exempt. 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) Including a panel upgrade at the main house per sheet A005. “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.” revision RES-2423735 add Sewer ejector
Fee estimate
Attached ADU 441sf bed, bath, kitchen.
Fee estimate
Attached ADU 441sf bed, bath, kitchen.
NSFR
NSFR - (In- Law quarters) 400 SF
Addition
Addition (In Law quarters) 400 sf ( Estimate Only)
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 | ADU(RES-2410785) | ADU · Renter | — | — | 1 (Feb 27, 2025) | — |
| 2024 | ADU(RES-2410785) | ADU · Renter | 1 (May 17, 2024) | 1 (Aug 15, 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
0.26 acres
Assessor's classification for assessment purposes. This is not zoning.
4411 MONTRIL WAY; 4415 MONTRIL 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 119-0300-009-0000. 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.