Sacramento 95838 · Hagginwood · APN 251-0311-049-0000 · City of Sacramento
Since October 2024 within ½ mile: 9 homes completed, 10 permitted, 11 proposed or in review; 1 demolition.
24 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.
327 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: 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
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 6.7 yr (since Jan 29, 2020), with no new permit record in 4 yr. · 1 unit · $170,000 declared valuation
In "Entitled" for 5.4 yr (since Jun 7, 2021), with no new permit record in 5.4 yr. · 1 unit
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 4.4 yr (since Jun 17, 2022), with no new permit record in 4.4 yr. · 1 unit
In "Entitled" for 4.1 yr (since Oct 4, 2022), with no new permit record in 4.1 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)
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)
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)
3034 Marysville Blvd · 2 units · $101,565 valuation
Records span Jan 20, 2026 to Jul 21, 2026 (1 permit).
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)
1139 Roanoke Ave · 1 unit · $223,939 valuation
Records span Jan 26, 2026 to Jul 14, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
New duplex / half-plex permit issued (RES-2526078)
Duplex - Shared Plans (2) - BLDG 1
EPC - BLDG 1: Shared Plans (2) - PROPOSED 2-STORY 2 UNIT Structure. 1 (UNITS 1 & 2) Unit 1 has 968 sq. ft. with 2 bedrooms and 1.5 bathrooms. Unit two has 964 sq. ft. with 2 bedrooms and 1.5 bathrooms. Shared plans reviewed under RES-2526078. Carbon monoxide & Smoke alarms are required. Reference CRC sections R315 & R314. All work subject to field inspections. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt). [BLDG 2: 2-STORY 2 UNIT MMH (UNITS 3 & 4)] · Declared valuation: $334,195 · 2 housing units
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
New duplex / half-plex permit issued (RES-2526121)
Duplex - Shared Plans (2) - BLDG 2
EPC - BLDG 2: Shared Plans (2) - PROPOSED 2-STORY 2 UNIT Structure. (UNITS 3 & 4 only) -Unit 3 has 968 sq. ft. with 2 bedrooms and 1.5 bathrooms. Unit 4 has 1,024 sq. ft. with 2 bedrooms and 1.5 bathrooms. Shared plans reviewed under RES-2526078. Carbon monoxide & Smoke alarms are required. Reference CRC sections R315 & R314. All work subject to field inspections. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt). · Declared valuation: $343,477 · 2 housing units
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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)
1140 Sonoma Ave · 1 unit · $150,000 valuation
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)
1528 Los Robles Blvd · 1 unit · $2,500 valuation
Records span Nov 12, 2025 to Mar 18, 2026 (4 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
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)
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)
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)
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 ($3,900/yr) + local voter-approved bond debt ($546/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
−$12,588/yr
Cash needed: $85,800
NOI: $11,077/yr
P&I: $1,972/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 | −$1,287/mo | -18.0% | $3,706/mo | −$1,263/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,075/mo | −$1,049/mo | -14.7% | $3,430/mo | −$907/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 | −$912/mo | -12.8% | $3,351/mo | −$635/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 ↗
Issued2 unitsJun 18, 2025 – Jun 12, 2026
Entitled1 unitsJan 29, 2020 – Oct 10, 2022
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Duplex - Shared Plans (2) - BLDG 2
EPC - BLDG 2: Shared Plans (2) - PROPOSED 2-STORY 2 UNIT Structure. (UNITS 3 & 4 only) -Unit 3 has 968 sq. ft. with 2 bedrooms and 1.5 bathrooms. Unit 4 has 1,024 sq. ft. with 2 bedrooms and 1.5 bathrooms. Shared plans reviewed under RES-2526078. Carbon monoxide & Smoke alarms are required. Reference CRC sections R315 & R314. All work subject to field inspections. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).
Duplex - Shared Plans (2) - BLDG 1
EPC - BLDG 1: Shared Plans (2) - PROPOSED 2-STORY 2 UNIT Structure. 1 (UNITS 1 & 2) Unit 1 has 968 sq. ft. with 2 bedrooms and 1.5 bathrooms. Unit two has 964 sq. ft. with 2 bedrooms and 1.5 bathrooms. Shared plans reviewed under RES-2526078. Carbon monoxide & Smoke alarms are required. Reference CRC sections R315 & R314. All work subject to field inspections. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt). [BLDG 2: 2-STORY 2 UNIT MMH (UNITS 3 & 4)]
NSFR
NSFR 1550 sq ft , garage 455 sq ft, sun deck 92 sq ft, covered porch 40 sq ft solar kw 2.52 wrecking permit issued under RES-1209164 for previous single family home “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.”
New SFD w/ Solar
New 1 Story Single Family Dwelling: 1st Floor - 1550 SF, Garage - 455 SF, Covered Porch - 40 SF, Sundeck - 92 SF. Solar @ 2.93kw: $8,000.00
New SFD with Attached ADU
EPC - Construct new 2030 SQ FT home with 1094 SQ FT attached ADU. 1st fl: 1230 SQ FT, 2nd fl: 1894 SQ FT, Garage: 727 SQ FT, Porch: 42 SQ FT, STORAGE ROOM 43 SQ FT. Fully Sprinkled with 3.92kw PV Solar, valuation: $10,000.00. DEMOLITION PERMIT ISSUED UNDER PERMIT RES-1209164 “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 | MMH Rivera Drive Duplexes(DR25-062) | 2 to 4 · Renter | 4 (Jun 18, 2025) | — | — | — |
| 2020 | Construct Single Unit Dwelling with attached Accessory Dwelling Unit - 1156 Rivera Drive - Belz residence(DR19-357) | SFD · Renter | 1 (Jan 29, 2020) | — | — | — |
| 2020 | Accessory Dwelling Unit - 1156 Rivera Drive - Belz(IR19-365) | ADU · Renter | 1 (Jan 29, 2020) | — | — | — |
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
0.17 acres
Assessor's classification for assessment purposes. This is not zoning.
1154 RIVERA DR; 1156 RIVERA DR; 1160 RIVERA 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 251-0311-049-0000. 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.