Sacramento 95833 · Northgate · APN 262-0332-068-0000 · City of Sacramento
Since October 2024 within ½ mile: 4 homes completed, 4 permitted, 12 proposed or in review.
12 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.
467 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 9.1 yr (since Oct 6, 2017), with no new permit record in 8.1 yr. · 1 unit · $307,571 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 16 mo. · 3 units · $653,721 declared valuation
In "In review" for 21 mo (since Jan 29, 2025), with no new permit record in 16 mo. · 1 unit · $295,622 declared valuation
In "In review" for 21 mo (since Feb 7, 2025), with no new permit record in 16 mo. · 1 unit · $221,731 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)
Demolition permit issued (RES-2606256)
HSG#22-037499 - 775 LOS LUNAS WAY - DEMO
HSG#22-037499: Demolish and remove the previously permitted shed located in the rear yard. Estimated demolition valuation: $20,000. The permit RES-2508306 was originally submitted to legalize the conversion of an existing shed into an Accessory Dwelling Unit (ADU). However, the cost associated with completing the required upgrades and code compliance has become prohibitive for the property owner, and they have elected not to proceed with the conversion. · Declared valuation: $20,000
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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)
Accessory dwelling unit (new or conversion) permit application filed (RES-2606248)
HSG#22-037499 - 771 LOS LUNAS WAY - SHED DEMO
HSG#22-037499: Demolish and remove the previously permitted shed located in the rear yard. Estimated demolition valuation: $20,000. The permit RES-2508306 was originally submitted to legalize the conversion of an existing shed into an Accessory Dwelling Unit (ADU). However, the cost associated with completing the required upgrades and code compliance has become prohibitive for the property owner, and they have elected not to proceed with the conversion. · Declared valuation: $20,000
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Demolition permit application filed (RES-2606256)
HSG#22-037499 - 775 LOS LUNAS WAY - DEMO
HSG#22-037499: Demolish and remove the previously permitted shed located in the rear yard. Estimated demolition valuation: $20,000. The permit RES-2508306 was originally submitted to legalize the conversion of an existing shed into an Accessory Dwelling Unit (ADU). However, the cost associated with completing the required upgrades and code compliance has become prohibitive for the property owner, and they have elected not to proceed with the conversion. · Declared valuation: $20,000
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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)
3207 Nordyke Dr · 1 unit · $105,004 valuation
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)
Building permit reported to State HCD for 1 housing unit (HDB # 22-037499 WWOP ADU Conversion QUAD)
Reported in 2025 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
Accessory dwelling unit (new or conversion) permit issued (RES-2508306)
HDB # 22-037499 WWOP ADU Conversion QUAD
EPC -HDB # 22-037499 EXISTING 440 SQ. FT. STORAGE STRUCTURE THAT WAS CONVERTED TO AN ADU AT SOME POINT PREVIOUS TO THIS OWNER & AN ATTACHED 480 SQ. FT. TRELLIS & UTILITY CLOSET TO BE PERMITTED AS A PART OF THIS PERMIT. THIS DOCUMENTATON IS TO LEGALIZE THE ADU. WE WILL MAKE ANY UPGRADES NECESSARY TO COMPLY WITH THE REQUIREMENTS IN THE PLAN SET. THE GOAL IS TO INPACT THE EXISTING AS LITTLE AS POSSIBLE TO BRING IT TO CODE. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. · Declared valuation: $100,000 · 1 housing unit
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
2763 Bridgeford Dr · 1 unit · $158,000 valuation
Records span Aug 22, 2024 to Jul 14, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
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)
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 "Issued" for 18 mo (first record Apr 24, 2025) with no new permit activity recorded in 6 mo.
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 21 mo (first record Jan 29, 2025) with no new permit activity recorded in 16 mo.
Active in "In review" for 21 mo (first record Feb 7, 2025) with no new permit activity recorded in 16 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 ($4,500/yr) + local voter-approved bond debt ($630/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
−$13,198/yr
Cash needed: $99,000
NOI: $14,108/yr
P&I: $2,275/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 | −$1,384/mo | -16.8% | $4,209/mo | −$1,348/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,475/mo | −$1,100/mo | -13.3% | $3,896/mo | −$923/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 | −$936/mo | -11.3% | $3,805/mo | −$600/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 unitsApr 24, 2025 – Apr 28, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
HSG#22-037499 - 775 LOS LUNAS WAY - DEMO
HSG#22-037499: Demolish and remove the previously permitted shed located in the rear yard. Estimated demolition valuation: $20,000. The permit RES-2508306 was originally submitted to legalize the conversion of an existing shed into an Accessory Dwelling Unit (ADU). However, the cost associated with completing the required upgrades and code compliance has become prohibitive for the property owner, and they have elected not to proceed with the conversion.
HSG#22-037499 - 771 LOS LUNAS WAY - SHED DEMO
HSG#22-037499: Demolish and remove the previously permitted shed located in the rear yard. Estimated demolition valuation: $20,000. The permit RES-2508306 was originally submitted to legalize the conversion of an existing shed into an Accessory Dwelling Unit (ADU). However, the cost associated with completing the required upgrades and code compliance has become prohibitive for the property owner, and they have elected not to proceed with the conversion.
HDB # 22-037499 WWOP ADU Conversion QUAD
EPC -HDB # 22-037499 EXISTING 440 SQ. FT. STORAGE STRUCTURE THAT WAS CONVERTED TO AN ADU AT SOME POINT PREVIOUS TO THIS OWNER & AN ATTACHED 480 SQ. FT. TRELLIS & UTILITY CLOSET TO BE PERMITTED AS A PART OF THIS PERMIT. THIS DOCUMENTATON IS TO LEGALIZE THE ADU. WE WILL MAKE ANY UPGRADES NECESSARY TO COMPLY WITH THE REQUIREMENTS IN THE PLAN SET. THE GOAL IS TO INPACT THE EXISTING AS LITTLE AS POSSIBLE TO BRING IT TO CODE. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
HDB # 22-037499
HDB # 22-037499. REMOVE AND REPLACE TANKLESS WATER HEATER FOR 40 GALLON GAS WATER HEATER. 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.
HSG # 22-037499 - Water Heater C/O
Replacement of water heater with tankless water heater. 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).
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 | HDB # 22-037499 WWOP ADU Conversion QUAD(RES-2508306) | ADU · Renter | — | 1 (Aug 6, 2025) | — | — |
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
0.19 acres
Assessor's classification for assessment purposes. This is not zoning.
775 LOS LUNAS WAY
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 262-0332-068-0000. 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.