Sacramento 95838 · Oak Knoll · APN 250-0540-123-0000 · City of Sacramento
Since October 2024 within ½ mile: 31 homes completed, 25 permitted, 8 proposed or in review; 1 commercial or mixed-use project.
65 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.
167 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
$122,000
Benchmark range: $107,000 – $137,000
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-1A as two-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 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 4.9 yr (first record Dec 7, 2021), with no completion or new permit record in 17 mo. · 1 unit · $272,334 declared valuation
Permit issued and active for 4.4 yr (first record May 19, 2022), with no completion or new permit record in 17 mo. · 1 unit · $291,277 declared valuation
Permit issued and active for 4.2 yr (first record Aug 30, 2022), with no completion or new permit record in 17 mo. · 1 unit · $261,487 declared valuation
Permit issued and active for 4.2 yr (first record Aug 31, 2022), with no completion or new permit record in 17 mo. · 1 unit · $250,274 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
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)
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)
22 Morrison Ave · 1 unit · $96,932 valuation
Records span Mar 6, 2026 to Jul 16, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
20 Morrison Ave · 1 unit · $291,277 valuation
Records span Aug 27, 2025 to Jul 9, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
28 Morrison Ave · 1 unit · $257,044 valuation
Records span Oct 29, 2025 to Jul 8, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
13 Oak Manor Way · 1 unit · $296,761 valuation
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)
26 Oak Manor Way · 1 unit · $296,761 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)
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 4.2 yr (first record Aug 30, 2022) with no new permit activity recorded in 10 mo.
Active in "Issued" for 18 mo (first record Apr 23, 2025) with no new permit activity recorded in 17 mo.
Active in "Issued" for 4.4 yr (first record May 19, 2022) with no new permit activity recorded in 17 mo.
Active in "Issued" for 18 mo (first record Apr 23, 2025) with no new permit activity recorded in 17 mo.
Active in "Issued" for 4.2 yr (first record Aug 31, 2022) with no new permit activity recorded in 17 mo.
Active in "Issued" for 4.9 yr (first record Dec 7, 2021) with no new permit activity recorded in 17 mo.
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 ($1,200/yr) + local voter-approved bond debt ($168/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
+$8,193/yr
Cash needed: $26,400
NOI: $15,475/yr
P&I: $607/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 | +$444/mo | 20.2% | $1,289/mo | +$502/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,075/mo | +$683/mo | 31.0% | $1,193/mo | +$858/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 | +$820/mo | 37.3% | $1,165/mo | +$1,129/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 unitsAug 30, 2022 – Dec 18, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
REVISION TO RES-2512660
REVISION TO RES-2512660 REVISED PLOT PLAN TO UPDATE LOCATION OF MAIN HOUSE - NO CHANGES TO MASTER PLAN
Morey/Morrison - Plan 8C Lot 23
New, Plan Number 8, Elevation 8c, Single Family, 2 Story, R-3 Residential, 1-2 family, MP-2418747, 520 1st Floor habitable Sq. Ft., 807 2nd Floor habitable Sq. Ft., 0 3rd Floor habitable Sq. Ft., 222 Garage Sq. Ft., 85 Sq. Ft. Roof Cover, Option Package Package 02, 8c - vertical, Solar Option Package Solar Package 01, 4.05 KW.
MORRISON ESTATES - Plan 8 - Master Plan
New, Plan Number 8, Elevation 26'-4", Single Family, 2 Story, R-3 Residential, 1-2 family, MP-2120553, 535 1st Floor habitable Sq. Ft., 705 2nd Floor habitable Sq. Ft., 0 3rd Floor habitable Sq. Ft., 276 Garage Sq. Ft., 61 Sq. Ft. Roof Cover, Option Package Package 02, Option 3 - B & B, Solar Option Package Solar Package 01, 3.15 kw KW. 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 | Morey/Morrison - Plan 8C Lot 23(RES-2512660) | SFD · Owner | — | 1 (Dec 18, 2025) | — | — |
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.
12 MORRISON AVE
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 250-0540-123-0000. 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.