Sacramento 95823 · Valley Hi / North Laguna · APN 119-0325-021-0000 · City of Sacramento
Since October 2024 within ½ mile: 2 homes completed, 1 permitted, 1 proposed or in review.
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.
326 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
$570,000
Benchmark range: $502,000 – $638,000
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-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.
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
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
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
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)
Building permit reported to State HCD for 1 housing unit (PERMIT TO OBTAIN FINALS FOR EXPIRED RECORD (RES-2406513))
Reported in 2025 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-2521204)
PERMIT TO OBTAIN FINALS FOR EXPIRED RECORD (RES-2406513)
PERMIT TO OBTAIN FINALS FOR EXPIRED RECORD (RES-2406513) EPC - SHELF READY ADU PLANS Build 367 square feet detached ADU, 24 sq ft Porch, 9 sq ft Utility Room. 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).” “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.” · Declared valuation: $9,331 · 1 housing unit
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Accessory dwelling unit (new or conversion) permit application filed (RES-2521204)
PERMIT TO OBTAIN FINALS FOR EXPIRED RECORD (RES-2406513)
PERMIT TO OBTAIN FINALS FOR EXPIRED RECORD (RES-2406513) EPC - SHELF READY ADU PLANS Build 367 square feet detached ADU, 24 sq ft Porch, 9 sq ft Utility Room. 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).” “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.” · Declared valuation: $9,331
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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)
Building permit reported to State HCD for 1 housing unit (SHELF READY ADU PLANS)
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-2406513)
SHELF READY ADU PLANS
EPC - SHELF READY ADU PLANS Build 367 square feet detached ADU, 24 sq ft Porch, 9 sq ft Utility Room. 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).” “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.” · Declared valuation: $62,207 · 1 housing unit
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Planning entitlement approved for 1 housing unit (SHELF READY ADU PLANS)
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-2406513)
SHELF READY ADU PLANS
EPC - SHELF READY ADU PLANS Build 367 square feet detached ADU, 24 sq ft Porch, 9 sq ft Utility Room. 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).” “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.” · Declared valuation: $62,207
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
7905 Farnell Way · 1 unit · $160,000 valuation
Records span Sep 14, 2023 to Nov 22, 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 2.6 yr (first record Mar 27, 2024) with no new permit activity recorded in 12 mo.
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 "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.
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.
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 ($5,700/yr) + local voter-approved bond debt ($798/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$25,171/yr
Cash needed: $125,400
NOI: $9,416/yr
P&I: $2,882/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 | −$2,325/mo | -22.2% | $5,062/mo | −$2,306/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$2,098/mo | -20.1% | $4,685/mo | −$1,967/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 | −$1,967/mo | -18.8% | $4,576/mo | −$1,709/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 unitsMar 27, 2024 – Oct 21, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
PERMIT TO OBTAIN FINALS FOR EXPIRED RECORD (RES-2406513)
PERMIT TO OBTAIN FINALS FOR EXPIRED RECORD (RES-2406513) EPC - SHELF READY ADU PLANS Build 367 square feet detached ADU, 24 sq ft Porch, 9 sq ft Utility Room. 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).” “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.”
SHELF READY ADU PLANS
EPC - SHELF READY ADU PLANS Build 367 square feet detached ADU, 24 sq ft Porch, 9 sq ft Utility Room. 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).” “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.”
REROOF
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 15 squares of 30yr Laminated Dimensional Composition. CRRC: 0890-0001 Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
New PV System
8.06kw Solar Rooftop PV System. Carbon monoxide & Smoke alarms required. Reference 2013 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).
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 | PERMIT TO OBTAIN FINALS FOR EXPIRED RECORD (RES-2406513)(RES-2521204) | ADU · Renter | — | 1 (Oct 21, 2025) | — | — |
| 2024 | SHELF READY ADU PLANS(RES-2406513) | ADU · Renter | 1 (Mar 27, 2024) | 1 (Jun 12, 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
0.16 acres
Assessor's classification for assessment purposes. This is not zoning.
4456 SAN SEBASTIAN WAY; 4460 SAN SEBASTIAN 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 119-0325-021-0000. 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.