Sacramento 95834 · South Natomas · APN 250-0390-036-0000 · City of Sacramento
Since October 2024 within ½ mile: 92 homes completed, 23 permitted, 6 proposed or in review (1 of them deed-restricted affordable); 1 commercial or mixed-use project.
120 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.
333 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.
$175,000
Benchmark range: $154,000 – $196,000
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-3 as multifamily 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 2.9 yr (first record Dec 20, 2023), with no completion or new permit record in 12 mo. · 2 units · $381,016 declared valuation
Permit issued and active for 4.2 yr (first record Aug 30, 2022), with no completion or new permit record in 10 mo. · 1 unit · $251,429 declared valuation
Permit issued and active for 2.6 yr (first record Mar 20, 2024), with no completion or new permit record in 7 mo. · 1 unit · $120,000 declared valuation
Latest published Zillow Home Value Index (ZHVI) update
Changed from $531,122 in September 2025 to $515,690 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95834 (not a parcel appraisal)
3781 Northgate Blvd · $472,521 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3844 Western Ave · 1 unit · $257,044 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3816 Western Ave · 1 unit · $138,000 valuation
Records span Dec 7, 2021 to Jul 16, 2026 (4 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3828 Western Ave · 1 unit · $255,889 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3820 Western Ave · 1 unit · $255,889 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3769 Milltall Way · 1 unit · $268,010 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3773 Milltall Way · 1 unit · $255,889 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3777 Milltall Way · 1 unit · $268,010 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
14 Brookbay Way · 1 unit · $261,487 valuation
Records span Jun 11, 2025 to Jun 29, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
10 Brookbay Way · 1 unit · $251,429 valuation
Records span Jun 11, 2025 to Jun 29, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
6 Brookbay Way · 1 unit · $272,334 valuation
Records span Jun 11, 2025 to Jun 29, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2 Brookbay Way · 1 unit · $262,642 valuation
Records span Jun 17, 2025 to Jun 29, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
348 Winterhaven Ave · 1 unit · $120,000 valuation
Records span Mar 20, 2024 to Apr 10, 2026 (4 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
929 Northern Sky Pl · 1 unit · $264,964 valuation
Records span Dec 30, 2025 to Apr 7, 2026 (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 →High-impact scale (1 housing unit, 1 deed-restricted affordable, $106,029 declared valuation across 12 permits).
Active in "Issued" for 2.9 yr (first record Dec 20, 2023) with no new permit activity recorded in 12 mo.
Active in "Issued" for 19 mo (first record Apr 3, 2025) with no new permit activity recorded in 12 mo.
Active in "Issued" for 16 mo (first record Jul 8, 2025) with no new permit activity recorded in 12 mo.
Active in "Issued" for 15 mo (first record Jul 28, 2025) with no new permit activity recorded in 13 mo.
Active in "Issued" for 17 mo (first record Jun 5, 2025) with no new permit activity recorded in 13 mo.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 6,769 parcels
−25.3% YoY
City baseline: 30.6 / 1k
138 in trailing 24m
Includes 8 ADUs
HUD Small Area Fair Market Rent · ZIP 95834
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 ($1,750/yr) + local voter-approved bond debt ($245/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
+$4,999/yr
Cash needed: $38,500
NOI: $15,617/yr
P&I: $885/mo
For $0/mo net cash flow
At $2,300/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 | $2,116/mo | +$152/mo | 4.7% | $1,903/mo | +$203/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,300/mo | +$417/mo | 13.0% | $1,762/mo | +$598/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,438/mo | +$568/mo | 17.7% | $1,721/mo | +$898/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 units1 deed-restrictedJun 13, 2022 – Jul 22, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
3630 Larchwood Drive
non-illuminated monument sign
Joshua's House - Retaining Wall
EPC - Revision to COM-2425772 to provide detailing SMUD transformer retaining wall
Replacement Permit - Joshua's House Site Development
EPC - Replacement permit to COM-2216429 for change of contractor. Original scope of work: site development, paving, underground utilities, site lighting, trash enclosure, and landscape to prepare an approximately 1.04 acre site for future installation of up to nine (9) manufactured single family homes (R-3 Occupancy Group). Manufactured homes to be reviewed/permitted under separate application(s). - PLNG-INSP ELECTRICAL REVISIONS UNDER COM-2406308.
Joshua's House 6
EXPEDITED - EPC - Foundation construction and building installation for a mobile home development. Install manufactured homes, footings, hold down anchors, stairs, ramps and connect utilities. Underground utilities and site development work under separate issued permit COM-2216429. THIS PERMIT IS FOR BUILDING #6 (eligible for the Zero Dollar Rate Program) HCD: RAD1559071 Serial#: FLE220CA23-41378A ALL PLAN REVIEW UNDER RES-2322777 - PLNG-INSP
Joshua's House 5
EXPEDITED - EPC - Foundation construction and building installation for a mobile home development. Install manufactured homes, footings, hold down anchors, stairs, ramps and connect utilities. Underground utilities and site development work under separate issued permit COM-2216429. THIS PERMIT IS FOR BUILDING #5 (eligible for the Zero Dollar Rate Program) HCD: RAD1559078 Serial#: FLE220CA23-41381A ALL PLAN REVIEW UNDER RES-2322777 - PLNG-INSP
Joshua's House 4
EXPEDITED - EPC - Foundation construction and building installation for a mobile home development. Install manufactured homes, footings, hold down anchors, stairs, ramps and connect utilities. Underground utilities and site development work under separate issued permit COM-2216429. THIS PERMIT IS FOR BUILDING #4 (eligible for the Zero Dollar Rate Program) HCD: RAD1558080 Serial#: FLE220CA22-41303A ALL PLAN REVIEW UNDER RES-2322777 - PLNG-INSP
Joshua's House 3
EXPEDITED - EPC - Foundation construction and building installation for a mobile home development. Install manufactured homes, footings, hold down anchors, stairs, ramps and connect utilities. Underground utilities and site development work under separate issued permit COM-2216429. THIS PERMIT IS FOR BUILDING #3 (not eligible for the Zero Dollar Rate Program. Assess impact fees for this record only). HCD: RAD1558094 Serial#: FLE270CA22-41312A ALL PLAN REVIEW UNDER RES-2322777. - PLNG-INSP
Joshua's House 2
EXPEDITED - EPC - Foundation construction and building installation for a mobile home development. Install manufactured homes, footings, hold down anchors, stairs, ramps and connect utilities. Underground utilities and site development work under separate issued permit COM-2216429. THIS PERMIT IS FOR BUILDING #2 HCD: RAD1558419 Serial#: FLE220CA22-41294A ALL PLAN REVIEW UNDER RES-2322777. - PLNG-INSP
Joshua's House - Mobile Homes
EXPEDITED - EPC - SHARED PLANS (6). Foundation construction and building installation for a mobile home development. Install manufactured homes, footings, hold down anchors, stairs, ramps and connect utilities. Underground utilities and site development work under separate issued permit COM-2216429. THIS PERMIT IS FOR BUILDING #1 (eligible for the Zero Dollar Rate Program) HCD: RAD1558097 Serial#: FLE220CA22-40836A ALL PLAN REVIEW UNDER RES-2322777. PERMITS: RES-2322777, RES-2322778, RES-2322779, RES-2322780, RES-2322781, RES-2322782 - PLNG-INSP
Joshua's House - REV3 - Site Layout
EPC - REVISION TO COM-2216429. Revised site circulation, modular placement, fencing, and landscaping. See APP file for sheet-by-sheet narrative of revisions.
Joshua's House - REV2 - Utilities
EPC - REVISION TO COM-2216429. Revision to civil sheets related to resolving conflicts with existing utilities where the storm and sewer service laterals for JHH exit the site for tie-in to mains located in Larchwood Drive. This revision application does not address any scope revisions related to the living unit orientation, fenestration, site circulation, fencing or landscaping. (Revision scope updated/narrowed in CYCLE 3, see attached "CYC3-APP") ***New fence shown on sheet 4 is reference only. Fence to be submitted under separate application as new scope.
Joshua's House - REVISION - Electrical Service
EPC - REVISION TO COM-2216429. Electrical revisions, marked as delta 5. Changes affect the electrical service equipment by changing from 800A 120/208 3 phase to 400A 120/240 single phase and eliminating the site electrical (electroliers and irrigation control) service pedestal. The site electrical will now be fed from a house meter.
Joshua's House Site Development
***Replacement Permit Issued Under COM-2425772**** EPC - Site development, paving, underground utilities, site lighting, trash enclosure, and landscape to prepare an approximately 1.04 acre site for future installation of up to nine (9) manufactured single family homes (R-3 Occupancy Group). Manufactured homes to be reviewed/permitted under separate application(s). - PLNG-INSP ELECTRICAL REVISIONS UNDER COM-2406308.
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 | Joshua's House 2(RES-2322778) | MH · Renter | — | — | 1 (Jul 22, 2025) | 1 |
| 2025 | Joshua's House 3(RES-2322779) | MH · Renter | — | — | 1 (Jul 22, 2025) | 1 |
| 2025 | Joshua's House 4(RES-2322780) | MH · Renter | — | — | 1 (Jul 22, 2025) | 1 |
| 2025 | Joshua's House 5(RES-2322781) | MH · Renter | — | — | 1 (Jul 22, 2025) | 1 |
| 2025 | Joshua's House 6(RES-2322782) | MH · Renter | — | — | 1 (Jul 22, 2025) | 1 |
| 2024 | Joshua's House - Mobile Homes(RES-2322777) | MH · Renter | — | 1 (Nov 25, 2024) | — | 1 |
| 2024 | Joshua's House 2(RES-2322778) | MH · Renter | — | 1 (Nov 25, 2024) | — | 1 |
| 2024 | Joshua's House 3(RES-2322779) | MH · Renter | — | 1 (Nov 25, 2024) | — | — |
| 2024 | Joshua's House 4(RES-2322780) | MH · Renter | — | 1 (Nov 25, 2024) | — | 1 |
| 2024 | Joshua's House 5(RES-2322781) | MH · Renter | — | 1 (Nov 25, 2024) | — | 1 |
| 2024 | Joshua's House 6(RES-2322782) | MH · Renter | — | 1 (Nov 25, 2024) | — | 1 |
| 2022 | Joshua's House(DR22-075) | MH · Renter | 6 (Jun 13, 2022) | — | — | — |
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
5.06 acres
Assessor's classification for assessment purposes. This is not zoning.
3610 LARCHWOOD DR; 3612 LARCHWOOD DR; 3614 LARCHWOOD 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 250-0390-036-0000. 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.