Sacramento 95838 · Hagginwood · APN 251-0191-015-0000 · City of Sacramento
Since October 2024 within ½ mile: 12 homes completed, 12 permitted, 10 proposed or in review.
26 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.
330 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.
$134,000
Benchmark range: $118,000 – $150,000
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-2A 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.
In "Fee estimate" for 6.7 yr (since Feb 10, 2020), with no new permit record in 6.7 yr. · 2 units · $464,754 declared valuation
In "Entitled" for 5.1 yr (since Sep 15, 2021), with no new permit record in 5.1 yr. · 1 unit
In "Entitled" for 4.9 yr (since Nov 17, 2021), with no new permit record in 4.9 yr. · 1 unit
In "Entitled" for 4.2 yr (since Aug 30, 2022), with no new permit record in 4.2 yr. · 1 unit
In "Entitled" for 6.7 yr (since Jan 29, 2020), with no new permit record in 4 yr. · 1 unit · $170,000 declared valuation
In "Entitled" for 3.9 yr (since Dec 2, 2022), with no new permit record in 3.9 yr. · 1 unit
Nearby permit (4857d81b72c6c87ab26369ca0f1cc48fffcad439): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (5f8776b7e9aa65b54beb0fdecf7b83e1715306a8): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (841b90e7573271ed93ced93d16391cc3e09c4763): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
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)
510 Ford Rd · 2 units · $165,775 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
765 Hayes Ave · 2 units · $260,118 valuation
Records span Jan 27, 2026 to Sep 10, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
585 Arcade Blvd · 1 unit · $20,000 valuation
Records span Jun 30, 2025 to Aug 7, 2026 (4 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3064 Branch St · 1 unit · $55,000 valuation
Records span Jul 28, 2026 to Jul 29, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
1014 S Ave · 2 units · $362,196 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3333 Taylor St · 1 unit · $215,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
1156 Rivera Dr · 2 units · $343,477 valuation
Records span Jun 18, 2025 to Jun 12, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
709 Radish Aly · 1 unit · $163,650 valuation
Records span Sep 11, 2025 to May 20, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3625 Rabbit Aly · 2 units · $203,935 valuation
Records span Jan 26, 2026 to Apr 14, 2026 (3 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3154 Belden St · 1 unit · $94,965 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
847 Carmelita Ave · 2 units · $228,492 valuation
Records span Oct 14, 2025 to Jan 20, 2026 (2 permits).
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 "Fee estimate" for 6.7 yr (first record Feb 10, 2020) with no new permit activity recorded in 6.7 yr.
Active in "Entitled" for 3 yr (first record Oct 19, 2023) with no new permit activity recorded in 3 yr. High-impact scale (22 housing units, 2 deed-restricted affordable across 0 permits).
Active in "Fee estimate" for 3 yr (first record Oct 16, 2023) with no new permit activity recorded in 3 yr. High-impact scale (29 housing units, $3,006,960 declared valuation across 1 permit).
Active in "Entitled" for 5.1 yr (first record Sep 15, 2021) with no new permit activity recorded in 5.1 yr.
Active in "Entitled" for 4.9 yr (first record Nov 17, 2021) with no new permit activity recorded in 4.9 yr.
Active in "Entitled" for 3.7 yr (first record Mar 2, 2023) with no new permit activity recorded in 3.2 yr.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,840 parcels
+0.0% YoY
City baseline: 30.6 / 1k
28 in trailing 24m
Includes 18 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 ($1,350/yr) + local voter-approved bond debt ($189/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
+$7,112/yr
Cash needed: $29,700
NOI: $15,304/yr
P&I: $683/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 | +$354/mo | 14.3% | $1,415/mo | +$410/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,075/mo | +$593/mo | 23.9% | $1,309/mo | +$767/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 | +$730/mo | 29.5% | $1,279/mo | +$1,038/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 ↗
Fee estimate2 unitsFeb 10, 2020 – Feb 10, 2020
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
New Duplex
New Duplex-Unit A-1800, Unit B-1800, Garage: 300, Carport: 400
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
0.15 acres
Assessor's classification for assessment purposes. This is not zoning.
835 CARMELITA 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 251-0191-015-0000. 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.