Sacramento 95838 · Hagginwood · APN 251-0222-010-0000 · City of Sacramento
Since October 2024 within ½ mile: 13 homes completed, 9 permitted, 14 proposed or in review; 2 demolitions.
29 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.
306 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.
$618,000
Benchmark range: $544,000 – $692,000
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 RMX as mixed use, 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 8 yr (first record Oct 31, 2018), with no completion or new permit record in 6.8 yr. · 1 unit · $214,433 declared valuation
In "Entitled" for 5.7 yr (since Feb 8, 2021), with no new permit record in 5.7 yr. · 1 unit
In "Entitled" for 5.6 yr (since Apr 8, 2021), with no new permit record in 5.6 yr. · 1 unit
In "Entitled" for 5.3 yr (since Jul 7, 2021), with no new permit record in 5.3 yr. · 1 unit
In "Entitled" for 5.2 yr (since Aug 18, 2021), with no new permit record in 5.2 yr. · 12 units
In "Entitled" for 4.7 yr (since Feb 16, 2022), with no new permit record in 4.7 yr. · 1 unit
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)
3637 Jasmine St · 1 unit · $41,160 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
1231 Arcade Blvd · 1 unit · $122,400 valuation
Records span Oct 2, 2025 to Aug 7, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
1685 Arcade Blvd · $2,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Plan revision / deferred submittal permit application filed (RES-2614233)
REVISION
EPC - revision to RES-2523730 The sewer line has been revised
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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)
1230 Arcade Blvd · 1 unit · $46,736 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Plan revision / deferred submittal permit application filed (RES-2608028)
REVISION RES-2523730
EPC - REVISION TO RES-2523730: Solar plan now revised to show the existing service drop will be relocated to provide an overhead connection to the new duplex-style 2 x 200 Amp panel at the ADU. Pages T-1, pv1, e1, e1.1
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
3128 Clay St · $10,000 valuation
Records span Mar 13, 2026 to Mar 18, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Accessory dwelling unit (new or conversion) permit issued (RES-2605109)
1528 LOS ROBLES BLVD - ELECTRICAL
Panel change out and relocate existing service drop; will be relocated to provide an overhead connection to the new duplex-style 2-200 Amp panel at the ADU. Carbon monoxide & Smoke alarms are required. Reference CRC sections R315 & R314. All work is subject to field inspection. · Declared valuation: $2,500 · Contractor: A Construction Pro Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Accessory dwelling unit (new or conversion) permit application filed (RES-2605109)
1528 LOS ROBLES BLVD - ELECTRICAL
Panel change out and relocate existing service drop; will be relocated to provide an overhead connection to the new duplex-style 2-200 Amp panel at the ADU. Carbon monoxide & Smoke alarms are required. Reference CRC sections R315 & R314. All work is subject to field inspection. · Declared valuation: $2,500 · Contractor: A Construction Pro Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
1352 Nogales St · 1 unit · $160,346 valuation
Records span Aug 11, 2025 to Feb 17, 2026 (3 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Accessory dwelling unit (new or conversion) permit issued (RES-2523730)
Detached ADU
EPC - EXPEDITED - DETACHED 1000 SF ADU 3 BED / 2 BATH WITH SOLAR 2.4kW (6 PANEL). Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt). “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.” SEE REVISION RES-2608028: Solar plan now revised to show the existing service drop will be relocated to provide an overhead connection to the new duplex-style 2 x 200 Amp panel at the ADU. Pages T-1, pv1, e1, e1.1 revision RES-2614233 The sewer line has been revised · Declared valuation: $242,000 · 1 housing unit · Contractor: A Construction Pro Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
1539 Grand Ave · 1 unit · $109,376 valuation
Records span Jul 7, 2025 to Jan 20, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
1535 Grand Ave · 1 unit · $108,162 valuation
Records span Jun 19, 2025 to Jan 16, 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 "Entitled" for 5.2 yr (first record Aug 18, 2021) with no new permit activity recorded in 5.2 yr. High-impact scale (12 housing units across 0 permits).
Active in "In review" for 15 mo (first record Jul 17, 2025) with no new permit activity recorded in 10 mo. High-impact scale (4 housing units, $535,039 declared valuation across 3 permits).
Active in "Applied" for 12 mo (first record Oct 24, 2025) with no new permit activity recorded in 12 mo.
Active in "Issued" for 8 yr (first record Oct 31, 2018) with no new permit activity recorded in 6.8 yr.
Active in "Entitled" for 2.5 yr (first record May 3, 2024) with no new permit activity recorded in 2 yr.
Active in "Entitled" for 3.3 yr (first record Jun 23, 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 ($6,200/yr) + local voter-approved bond debt ($868/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$27,846/yr
Cash needed: $136,400
NOI: $9,775/yr
P&I: $3,135/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 | −$2,559/mo | -22.5% | $5,481/mo | −$2,541/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,075/mo | −$2,321/mo | -20.4% | $5,073/mo | −$2,185/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 | −$2,183/mo | -19.2% | $4,955/mo | −$1,913/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 unitsNov 12, 2025 – Mar 18, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
REVISION
EPC - revision to RES-2523730 The sewer line has been revised
REVISION RES-2523730
EPC - REVISION TO RES-2523730: Solar plan now revised to show the existing service drop will be relocated to provide an overhead connection to the new duplex-style 2 x 200 Amp panel at the ADU. Pages T-1, pv1, e1, e1.1
1528 LOS ROBLES BLVD - ELECTRICAL
Panel change out and relocate existing service drop; will be relocated to provide an overhead connection to the new duplex-style 2-200 Amp panel at the ADU. Carbon monoxide & Smoke alarms are required. Reference CRC sections R315 & R314. All work is subject to field inspection.
Detached ADU
EPC - EXPEDITED - DETACHED 1000 SF ADU 3 BED / 2 BATH WITH SOLAR 2.4kW (6 PANEL). Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt). “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.” SEE REVISION RES-2608028: Solar plan now revised to show the existing service drop will be relocated to provide an overhead connection to the new duplex-style 2 x 200 Amp panel at the ADU. Pages T-1, pv1, e1, e1.1 revision RES-2614233 The sewer line has been revised
remodel
EXPEDITED - EPC - Convert existing living room to bedroom, add new full bathroom and relocate the interior kitchen door. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314, Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).”
No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%.
Change-out installation of Gas - 040 gallon to Electric - 040 gallon, located outside building, within Existing Exterior Enclosure.
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
0.30 acres
Assessor's classification for assessment purposes. This is not zoning.
1528 LOS ROBLES BLVD; 1528 LOS ROBLES BLVD UNIT 2 UNIT 2
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 251-0222-010-0000. 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.