Sacramento 95833 · Northgate · APN 262-0162-028-0000 · City of Sacramento
Since October 2024 within ½ mile: 4 homes completed, 5 permitted, 32 proposed or in review; 1 commercial or mixed-use project.
14 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.
429 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.
$596,000
Benchmark range: $524,000 – $668,000
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 9.1 yr (since Oct 6, 2017), with no new permit record in 8.1 yr. · 1 unit · $307,571 declared valuation
Permit issued and active for 7.1 yr (first record Oct 8, 2019), with no completion or new permit record in 5.9 yr. · 1 unit · $168,552 declared valuation
In "Entitled" for 5.7 yr (since Feb 4, 2021), with no new permit record in 3.9 yr. · 12 units · $2,505,854 declared valuation
In "Entitled" for 3.9 yr (since Dec 9, 2022), with no new permit record in 3.9 yr. · 2 units
Permit issued and active for 3.2 yr (first record Aug 18, 2023), with no completion or new permit record in 3 yr. · 1 unit · $134,507 declared valuation
In "In review" for 18 mo (since May 8, 2025), with no new permit record in 17 mo. · 3 units · $653,721 declared valuation
Latest published Zillow Home Value Index (ZHVI) update
Changed from $451,611 in September 2025 to $448,368 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95833 (not a parcel appraisal)
2814 American Ave · 2 units · $211,170 valuation
Records span Dec 16, 2025 to Jun 2, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
771 Los Lunas Way · 1 unit · $100,000 valuation
Records span Apr 24, 2025 to Apr 28, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
439 Potomac Ave · 1 unit · $124,552 valuation
Records span Nov 26, 2025 to Mar 30, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
500 Peralta Ave · 1 unit · $361,517 valuation
Records span Dec 1, 2023 to Feb 12, 2026 (5 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
413 Potomac Ave · 1 unit · $185,000 valuation
Records span Sep 30, 2025 to Dec 15, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
536 Wilson Ave · 6 units · $1,004,167 valuation
Records span Mar 27, 2025 to Oct 3, 2025 (5 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Annual ZIP 95833 home-value index checkpoint
Changed from $471,466 in September 2024 to $451,611 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95833 (not a parcel appraisal)
1 housing unit completed (Detached - ADU)
Reported in 2025 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
532 Tenaya Ave · 1 unit · $221,731 valuation
Records span Feb 7, 2025 to Jun 30, 2025 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
536 Tenaya Ave · 1 unit · $295,622 valuation
Records span Jan 29, 2025 to Jun 26, 2025 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2391 Northview Dr · 21 units · $4,045,592 valuation
Records span Dec 21, 2022 to Jun 13, 2025 (3 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
520 Wilson Ave · 3 units · $653,721 valuation
Records span May 8, 2025 to Jun 12, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2862 Belgrade Way · 1 unit · $180,000 valuation
Records span Sep 16, 2024 to May 14, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
25 Questa Ct · 1 unit · $105,000 valuation
Records span Jun 18, 2024 to Jan 16, 2025 (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 3.9 yr (first record Dec 21, 2022) with no new permit activity recorded in 17 mo. High-impact scale (21 housing units, $4,045,592 declared valuation across 3 permits).
Active in "Entitled" for 5.7 yr (first record Feb 4, 2021) with no new permit activity recorded in 3.9 yr. High-impact scale (12 housing units, $2,505,854 declared valuation across 2 permits).
Active in "In review" for 19 mo (first record Mar 27, 2025) with no new permit activity recorded in 13 mo. High-impact scale (6 housing units, $1,004,167 declared valuation across 5 permits).
Active in "Issued" for 3.2 yr (first record Aug 18, 2023) with no new permit activity recorded in 3 yr.
Active in "Entitled" for 9.1 yr (first record Oct 6, 2017) with no new permit activity recorded in 8.1 yr.
Active in "In review" for 18 mo (first record May 8, 2025) with no new permit activity recorded in 17 mo.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,277 parcels
Small prior baseline
City baseline: 30.6 / 1k
15 in trailing 24m
Includes 5 ADUs
HUD Small Area Fair Market Rent · ZIP 95833
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 ($5,950/yr) + local voter-approved bond debt ($833/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
−$23,649/yr
Cash needed: $130,900
NOI: $12,455/yr
P&I: $3,009/mo
For $0/mo net cash flow
At $2,475/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 | $2,277/mo | −$2,255/mo | -20.7% | $5,425/mo | −$2,230/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,475/mo | −$1,971/mo | -18.1% | $5,021/mo | −$1,805/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,624/mo | −$1,807/mo | -16.6% | $4,905/mo | −$1,482/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 ↗
Finaled / completed1 unitsAug 22, 2024 – Jul 14, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Detached - ADU
EPC - Build a 738 sq. ft. ADU , 10 sq ft utility room 2.20 kw solar system Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION.
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 19 squares of 30yr Laminated Dimensional Composition. CRRC: 0676-0131
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 | Detached - ADU(RES-2418754) | ADU · Renter | — | — | 1 (Jul 14, 2025) | — |
| 2024 | Detached - ADU(RES-2418754) | ADU · Renter | 1 (Aug 22, 2024) | 1 (Dec 12, 2024) | — | — |
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
0.13 acres
Assessor's classification for assessment purposes. This is not zoning.
2763 BRIDGEFORD DR; 2765 BRIDGEFORD 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 262-0162-028-0000. 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.