Sacramento 95838 · Robla · APN 226-0390-032-0000 · City of Sacramento
Since October 2024 within ½ mile: 10 homes completed, 8 permitted, 4 proposed or in review.
16 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.
261 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: · Geography: permits located by parcel, ½ mile radius · Source updated Oct 1, 2026 · Retrieved Oct 22, 2026
$142,000
Benchmark range: $125,000 – $159,000
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.
In "Entitled" for 7.6 yr (since Apr 5, 2019), with no new permit record in 7.6 yr. · 1 unit
In "In review" for 15 mo (since Jul 16, 2025), with no new permit record in 11 mo. · 1 unit · $299,764 declared valuation
Permit issued and active for 9 yr (first record Nov 16, 2017), with no completion or new permit record in 5.9 yr. · 2 units · $409,215 declared valuation
In "Entitled" for 5.7 yr (since Feb 19, 2021), with no new permit record in 5.7 yr. · 1 unit
Permit issued and active for 6.4 yr (first record Jun 8, 2020), with no completion or new permit record in 5.6 yr. · 2 units · $328,870 declared valuation
Permit issued and active for 6.2 yr (first record Aug 31, 2020), with no completion or new permit record in 5.2 yr. · 1 unit · $232,528 declared valuation
Latest published Zillow Home Value Index (ZHVI) update
Changed from $392,665 in September 2025 to $392,307 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95838 (not a parcel appraisal)
647 Main Ave · 2 units · $388,349 valuation
Records span Feb 27, 2025 to Jun 24, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
509 Irving Ave · 2 units · $673,339 valuation
Records span Nov 26, 2025 to Jun 16, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
505 Irving Ave · 2 units · $673,339 valuation
Records span Nov 26, 2025 to Jun 11, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
5121 Rio Linda Blvd · 1 unit · $2,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
5107 Alii Way · 2 units · $485,590 valuation
Records span Jan 6, 2025 to Dec 17, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
717 Exchange St · 1 unit · $161,361 valuation
Records span Sep 8, 2025 to Dec 4, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
New single-family home permit application filed (RES-2524890)
MAKOVEY RESIDENCE
EPC - New 2 story single-family residence 3 bedroom 2-1/2 bath. First floor 745 sq. ft. with a 230 sq. ft. garage and 14 sq. ft. covered porch. Second floor 900 sq. ft. total living area is 1645 sq. ft. / 2.8 KW solar with $15,000 valuation. Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92. · Declared valuation: $299,764
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
1 unit
Records span May 29, 2024 to Oct 21, 2025 (0 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
1 Regis Ct · 2 units · $305,106 valuation
Records span Feb 27, 2020 to Oct 21, 2025 (3 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Annual ZIP 95838 home-value index checkpoint
Changed from $407,441 in September 2024 to $392,665 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95838 (not a parcel appraisal)
4816 Taylor St · 1 unit · $180,000 valuation
Records span Jul 23, 2025 to Sep 23, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
733 Pinedale Ave · 1 unit · $200,084 valuation
Records span Feb 20, 2024 to Aug 26, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Planning entitlement approved for 1 housing unit (MMH - 550 Regis Drive New Residence)
Reported in 2025 Housing Element Annual Progress Report
SFD · Owner
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
729 Pinedale Ave · 1 unit · $4,200 valuation
Records span Apr 23, 2025 to Apr 24, 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 "Entitled" for 7.6 yr (first record Apr 5, 2019) with no new permit activity recorded in 7.6 yr.
Active in "In review" for 15 mo (first record Jul 16, 2025) with no new permit activity recorded in 11 mo.
Active in "Issued" for 7.6 yr (first record Apr 5, 2019) with no new permit activity recorded in 4.7 yr.
Active in "Issued" for 2.6 yr (first record Apr 8, 2024) with no new permit activity recorded in 2.2 yr.
Active in "Issued" for 15 mo (first record Jul 23, 2025) with no new permit activity recorded in 13 mo.
Active in "Issued" for 6.4 yr (first record Jun 8, 2020) with no new permit activity recorded in 5.6 yr.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 2,703 parcels
−53.6% YoY
City baseline: 30.6 / 1k
41 in trailing 24m
Includes 11 ADUs
HUD Small Area Fair Market Rent · ZIP 95838
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 ($1,400/yr) + local voter-approved bond debt ($196/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
+$6,752/yr
Cash needed: $30,800
NOI: $15,247/yr
P&I: $708/mo
For $0/mo net cash flow
At $2,075/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 | $1,909/mo | +$324/mo | 12.6% | $1,456/mo | +$380/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,075/mo | +$563/mo | 21.9% | $1,348/mo | +$736/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,200/mo | +$700/mo | 27.3% | $1,317/mo | +$1,007/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 unitsJul 16, 2025 – Nov 29, 2025
Entitled1 unitsApr 5, 2019 – Apr 5, 2019
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
MAKOVEY RESIDENCE
EPC - New 2 story single-family residence 3 bedroom 2-1/2 bath. First floor 745 sq. ft. with a 230 sq. ft. garage and 14 sq. ft. covered porch. Second floor 900 sq. ft. total living area is 1645 sq. ft. / 2.8 KW solar with $15,000 valuation. Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.
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 | MMH - 550 Regis Drive New Residence(DR25-110) | SFD · Owner | 1 (Jul 16, 2025) | — | — | — |
| 2019 | New SFR(DR19-068) | SFD · Owner | 1 (Apr 5, 2019) | — | — | — |
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.
550 REGIS DR
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 226-0390-032-0000. 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.