Sacramento 95838 · Hagginwood · APN 252-0222-005-0000 · City of Sacramento
Since October 2024 within ½ mile: 5 homes completed, 7 permitted, 12 proposed or in review; 1 demolition.
22 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.
354 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.
$576,000
Benchmark range: $507,000 – $645,000
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 3.7 yr (since Mar 1, 2023), with no new permit record in 3.5 yr. · 1 unit · $3,800 declared valuation
Permit issued and active for 3.3 yr (first record Jul 3, 2023), with no completion or new permit record in 6 mo. · 1 unit · $132,075 declared valuation
In "Entitled" for 6.2 yr (since Aug 27, 2020), with no new permit record in 6.2 yr. · 2 units
In "Entitled" for 5.8 yr (since Jan 6, 2021), with no new permit record in 5.8 yr. · 2 units
In "Entitled" for 5.5 yr (since May 14, 2021), with no new permit record in 5.5 yr. · 2 units
In "Entitled" for 5.3 yr (since Jul 7, 2021), with no new permit record in 5.3 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)
1764 Harris Ave · 1 unit · $76,500 valuation
Records span Sep 17, 2025 to Sep 24, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3829 Presidio St · 1 unit · $100,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
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)
2047 Hudson Way · 2 units · $210,075 valuation
Records span Nov 7, 2025 to Jul 31, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3707 Astoria St · 1 unit · $12,000 valuation
Records span Feb 28, 2024 to Jul 16, 2026 (3 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3935 Pinell St · 2 units · $383,218 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Accessory dwelling unit (new or conversion) permit application filed (RES-2608657)
Detached ADU
EPC - New 2 bed, 1 bath 744 sf detached ADU with solar. 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.” · Declared valuation: $132,075
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
1809 Roanoke Ave · 1 unit · $146,300 valuation
Records span Nov 18, 2025 to Mar 30, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2291 Copper Ln · 1 unit · $104,347 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
1925 Kenwood St · 1 unit · $175,625 valuation
Records span Mar 5, 2024 to Mar 17, 2026 (3 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2287 Copper Ln · 1 unit · $469,677 valuation
Records span Jun 13, 2023 to Mar 9, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
1804 Los Robles Blvd · 2 units · $206,972 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3454 Montrose St · 1 unit · $127,758 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2016 Verano St · 1 unit · $252,697 valuation
Records span Dec 12, 2024 to Nov 5, 2025 (3 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 3.7 yr (first record Mar 1, 2023) with no new permit activity recorded in 3.5 yr.
Active in "Entitled" for 3.5 yr (first record May 4, 2023) with no new permit activity recorded in 3.5 yr. High-impact scale (120 housing units across 0 permits).
Active in "Issued" for 3.3 yr (first record Jul 3, 2023) with no new permit activity recorded in 6 mo.
Active in "Entitled" for 2.1 yr (first record Sep 10, 2024) with no new permit activity recorded in 2.1 yr.
Active in "Entitled" for 4.9 yr (first record Dec 7, 2021) with no new permit activity recorded in 4.9 yr.
Active in "Entitled" for 4.7 yr (first record Feb 16, 2022) with no new permit activity recorded in 4.7 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 ($5,750/yr) + local voter-approved bond debt ($805/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$24,603/yr
Cash needed: $126,500
NOI: $10,288/yr
P&I: $2,908/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 | −$2,289/mo | -21.7% | $5,104/mo | −$2,267/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,075/mo | −$2,050/mo | -19.4% | $4,724/mo | −$1,911/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 | −$1,913/mo | -18.1% | $4,614/mo | −$1,640/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 unitsJul 3, 2023 – Apr 30, 2026
Entitled1 unitsMar 1, 2023 – Apr 28, 2023
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Detached ADU
EPC - New 2 bed, 1 bath 744 sf detached ADU with solar. 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.”
Detached ADU
EPC - New 2 bed, 1 bath 684 sf detached ADU with solar. 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.”
REROOF
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 15 squares of 50yr Laminated Dimensional Composition. CRRC: 0668-0132
1921 VERANO ST - MPU & 100A PANEL FOR FUTURE ADU
AA: existing panel 100 Amps - Overhead service, new main panel 200 Amps, New Install weather head/masthead work, main breaker replacement, adding 100 Amps subpanel for future ADU (Duplex meter). 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). ALL WORK SUBJECT TO FIELD INSPECTION.
ADDITION / REMODEL
EPC - Addition to Include: 755 SQ FT Added To Existing Residence. Verify Limitations of Reconstruction formula. Applicant has been notified of the City Policy and has stated the work to be performed will not exceed. Remodel of Existing Residence to Include: New electrical, plumbing, kitchen appliances & counters. Existing roof framing to be removed and new trusses installed. New gas water heater in garage. New split system to be installed. Furnace in Attic. New windows. Replace stucco with vertical siding. New master suite to be created. New hallway bath, laundry room and pantry to be created. Upgrade electrical panel to 200amp. 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). Addition: $70,000.00 | Remodel: $20,000.00
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 |
|---|---|---|---|---|---|---|
| 2024 | Detached ADU(RES-2313615) | ADU · Renter | — | 1 (Sep 10, 2024) | — | — |
| 2023 | 1921 Verano St ADU(IR23-098) | ADU · Renter | 1 (Apr 28, 2023) | — | — | — |
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
0.21 acres
Assessor's classification for assessment purposes. This is not zoning.
1921 VERANO ST; 1926 SOUTH 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 252-0222-005-0000. 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.