Sacramento 95835 · APN 225-0050-016-0000 · City of Sacramento
Since October 2024 within ½ mile: 147 homes completed, 81 permitted, 53 proposed or in review.
293 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.
484 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
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-1A as two-family residential, checked against the zone description on Oct 24, 2026
HUD Small Area Fair Market Rent · ZIP 95835
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 ($5,650/yr) + local voter-approved bond debt ($791/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
−$18,004/yr
Cash needed: $124,300
NOI: $16,280/yr
P&I: $2,857/mo
For $0/mo net cash flow
At $2,850/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 | $2,622/mo | −$1,828/mo | -17.6% | $5,173/mo | −$1,785/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,850/mo | −$1,500/mo | -14.5% | $4,788/mo | −$1,296/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $3,021/mo | −$1,312/mo | -12.7% | $4,677/mo | −$924/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 ↗
In review1 unitsAug 13, 2026 – Aug 13, 2026
Applied1 unitsAug 13, 2026 – Aug 13, 2026
In review1 unitsAug 13, 2026 – Aug 13, 2026
In review1 unitsAug 13, 2026 – Aug 13, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Pulte Homes - Temporary Sales Office
5113 Garza St -garage to sales office conversion. 5117 Garza St- Parking lot with accessible porta-potty and path of travel on lot 148. Panhandle WD40) model complex. - PLNG-INSP
SIGN
Signs for Riverstone (i.e. Panhandle WD40) model complex.
PANHANDLE RIVERSTONE PLAN 3522
MODEL HOME - New, Plan Number 3522, Elevation C, Single Family, 2 Story, R-3 Residential, 1-2 family, MP-2525615, 1027 1st Floor habitable Sq. Ft., 1197 2nd Floor habitable Sq. Ft., 0 3rd Floor habitable Sq. Ft., 412 Garage Sq. Ft., 141 Sq. Ft. Roof Cover, Option Package Package 02, ELEVATION C STANDARD PACKAGE, Solar Option Package Solar Package 01, 4.3 KW. - PLNG-INSP
PANHANDLE RIVERSTONE PLAN 3525
MODEL HOME - New, Plan Number 3525, Elevation A,B,C, Single Family, 2 Story, R-3 Residential, 1-2 family, MP-2525768, 1141 1st Floor habitable Sq. Ft., 1400 2nd Floor habitable Sq. Ft., 0 3rd Floor habitable Sq. Ft., 462 Garage Sq. Ft., 124 Sq. Ft. Roof Cover, Option Package Package 01, optional bath 4 on second floor, Solar Option Package Solar Package 01, 3.83 KW. - PLNG-INSP
PANHANDLE RIVERSTONE PLAN 4531
MODEL HOME - New, Plan Number Plan 3 4531, Elevation A,C, Single Family, 2 Story, R-3 Residential, 1-2 family, MP-2525807, 1737 1st Floor habitable Sq. Ft., 1610 2nd Floor habitable Sq. Ft., 0 3rd Floor habitable Sq. Ft., 475 Garage Sq. Ft., 246 Sq. Ft. Roof Cover, Option Package Package 04, suite ILO tandem garage -, Solar Option Package Solar Package 02, 5.23 KW. - PLNG-INSP
PANHANDLE RIVERSTONE PLAN Plan 4 4534
MODEL HOME - New, Plan Number Plan 4 4534, Elevation A,B,C, Single Family, 2 Story, R-3 Residential, 1-2 family, MP-2525855, 1790 1st Floor habitable Sq. Ft., 1614 2nd Floor habitable Sq. Ft., 0 3rd Floor habitable Sq. Ft., 512 Garage Sq. Ft., 442 Sq. Ft. Roof Cover, Option Package Package 03, Bedroom ILO Loft+ bed/bath ILo den ROOF COVERING OPTIONS A 307 , B 442 C 373, Solar Option Package Solar Package 01, 6.45 KW. - 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.
No housing activity reported to the State for this parcel (2018–2025 reports).
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
39.83 acres
Assessor's classification for assessment purposes. This is not zoning.
100 CAMBEROS CIR; 101 WINYARD CIR; 104 CAMBEROS 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 225-0050-016-0000. 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.