Sacramento 95838 · Strawberry Manor · APN 250-0600-002-0000 · City of Sacramento
Since October 2024 within ½ mile: 15 homes completed, 26 permitted, 2 proposed or in review.
36 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.
240 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.
$365,000
Benchmark range: $321,000 – $409,000
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-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 yr (since Oct 21, 2019), with no new permit record in 7 yr. · 37 units
In "Entitled" for 6 yr (since Nov 13, 2020), with no new permit record in 6 yr. · 3 units
In "Entitled" for 5.7 yr (since Feb 26, 2021), with no new permit record in 5.7 yr. · 1 unit
In "Entitled" for 2.9 yr (since Dec 14, 2023), with no new permit record in 2.9 yr. · 31 units
In "Entitled" for 2.3 yr (since Jul 11, 2024), with no new permit record in 16 mo. · 1 unit · $371,306 declared valuation
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
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)
3409 Pinecrest Way · 1 unit · $307,718 valuation
Records span Mar 17, 2026 to Aug 12, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3421 Pinecrest Way · 1 unit · $307,718 valuation
Records span Apr 29, 2026 to Aug 3, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3425 Pinecrest Way · 1 unit · $340,066 valuation
Records span Apr 29, 2026 to Aug 3, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3444 Pinecrest Way · 1 unit · $377,021 valuation
Records span Apr 29, 2026 to Aug 3, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3428 Pinecrest Way · 1 unit · $340,066 valuation
Records span Apr 29, 2026 to Aug 3, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
350 Silver Eagle Rd · 1 unit · $96,932 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3413 Pinecrest Way · 1 unit · $315,059 valuation
Records span May 27, 2026 to Jul 1, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3412 Pinecrest Way · 1 unit · $387,471 valuation
Records span May 27, 2026 to Jul 1, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3408 Pinecrest Way · 1 unit · $315,059 valuation
Records span May 27, 2026 to Jul 1, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3404 Pinecrest Way · 1 unit · $319,353 valuation
Records span May 27, 2026 to Jul 1, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3400 Pinecrest Way · 1 unit · $349,671 valuation
Records span May 27, 2026 to Jul 1, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3417 Pinecrest Way · 1 unit · $387,471 valuation
Records span May 27, 2026 to Jun 26, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3424 Pinecrest Way · 1 unit · $349,716 valuation
Records span May 27, 2026 to Jun 26, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3420 Pinecrest Way · 1 unit · $387,298 valuation
Records span May 27, 2026 to Jun 26, 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 "Entitled" for 2.9 yr (first record Dec 14, 2023) with no new permit activity recorded in 2.9 yr. High-impact scale (31 housing units across 0 permits).
Active in "Entitled" for 7 yr (first record Oct 21, 2019) with no new permit activity recorded in 7 yr. High-impact scale (37 housing units across 0 permits).
Active in "Issued" for 23 mo (first record Dec 12, 2024) with no new permit activity recorded in 19 mo.
Active in "Entitled" for 2.3 yr (first record Jul 11, 2024) with no new permit activity recorded in 16 mo.
Active in "Entitled" for 5.7 yr (first record Feb 26, 2021) with no new permit activity recorded in 5.7 yr.
Active in "Issued" for 16 mo (first record Jul 8, 2025) with no new permit activity recorded in 12 mo.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 746 parcels
Small prior baseline
City baseline: 30.6 / 1k
4 in trailing 24m
Includes 5 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 ($3,650/yr) + local voter-approved bond debt ($511/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$9,466/yr
Cash needed: $80,300
NOI: $12,682/yr
P&I: $1,846/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 | −$1,027/mo | -15.4% | $3,343/mo | −$989/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,075/mo | −$789/mo | -11.8% | $3,094/mo | −$633/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 | −$652/mo | -9.7% | $3,022/mo | −$362/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 unitsFeb 13, 2026 – Apr 10, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Silver Eagle Master Plan 2016
New, Plan Number 2016, Elevation A, Single Family, 2 Story, R-3 Residential, 1-2 family, MP-2520157, 788 1st Floor habitable Sq. Ft., 1228 2nd Floor habitable Sq. Ft., 0 3rd Floor habitable Sq. Ft., 457 Garage Sq. Ft., 20 Sq. Ft. Roof Cover, Option Package Base Model, Facade Variation, Solar Option Package null, null KW. - PLNG-INSP MODEL HOME
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
0.14 acres
Assessor's classification for assessment purposes. This is not zoning.
85 FORD RD
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 250-0600-002-0000. 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.