Sacramento 95815 · Richardson Village · APN 263-0091-017-0000 · City of Sacramento
Since October 2024 within ½ mile: 25 homes completed, 9 permitted, 129 proposed or in review.
38 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.
332 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.
$469,000
Benchmark range: $413,000 – $525,000
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 4.6 yr (since Apr 11, 2022), with no new permit record in 4.6 yr. · 6 units
In "Entitled" for 4.2 yr (since Aug 30, 2022), with no new permit record in 4.2 yr. · 1 unit
In "Entitled" for 4 yr (since Oct 13, 2022), with no new permit record in 4 yr. · 1 unit
In "Entitled" for 4 yr (since Nov 14, 2022), with no new permit record in 3.9 yr. · 1 unit · $72,666 declared valuation
In "Fee estimate" for 3.7 yr (since Feb 8, 2023), with no new permit record in 3.7 yr. · 1 unit · $250,000 declared valuation
In "Fee estimate" for 3 yr (since Oct 16, 2023), with no new permit record in 3 yr. · 29 units · $3,006,960 declared valuation
Latest published Zillow Home Value Index (ZHVI) update
Changed from $354,204 in September 2025 to $348,970 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95815 (not a parcel appraisal)
2736 Branch St · 2 units · $202,251 valuation
Records span Jul 6, 2026 to Sep 15, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2777 Oakmont St · 1 unit · $150,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2809 Rio Linda Blvd · 100 units · $10,180,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
1026 Alamos Ave · 2 units · $362,981 valuation
Records span Dec 19, 2025 to Aug 12, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2951 Belden St · 1 unit · $140,865 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
585 Arcade Blvd · 1 unit · $20,000 valuation
Records span Jun 30, 2025 to Aug 7, 2026 (4 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)
1024 Alamos Ave · 2 units · $270,700 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2643 Fairfield St · 1 unit · $75,000 valuation
Records span Apr 22, 2026 to Jul 10, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3333 Taylor St · 1 unit · $215,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2594 Beaumont St · 2 units · $209,445 valuation
Records span Mar 28, 2026 to Jun 24, 2026 (3 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2750 Oakmont St · 2 units · $291,520 valuation
Records span Jul 22, 2025 to Jun 24, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
1025 Las Palmas Ave · 2 units · $460,726 valuation
Records span Dec 12, 2025 to May 14, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2647 Fairfield St · 1 unit · $135,732 valuation
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 15 mo (first record Aug 11, 2025) with no new permit activity recorded in 14 mo.
Active in "Fee estimate" for 3 yr (first record Oct 16, 2023) with no new permit activity recorded in 3 yr. High-impact scale (29 housing units, $3,006,960 declared valuation across 1 permit).
Active in "Entitled" for 3 yr (first record Oct 19, 2023) with no new permit activity recorded in 3 yr. High-impact scale (22 housing units, 2 deed-restricted affordable across 0 permits).
Active in "Entitled" for 19 mo (first record Apr 2, 2025) with no new permit activity recorded in 19 mo. High-impact scale (8 housing units across 0 permits).
Active in "Entitled" for 4.6 yr (first record Apr 11, 2022) with no new permit activity recorded in 4.6 yr. High-impact scale (6 housing units across 0 permits).
Active in "Applied" for 3.5 yr (first record May 11, 2023) with no new permit activity recorded in 22 mo. High-impact scale (4 housing units, $825,000 declared valuation across 1 permit).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 329 parcels
Small prior baseline
City baseline: 30.6 / 1k
9 in trailing 24m
Includes 7 ADUs
HUD Small Area Fair Market Rent · ZIP 95815
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 ($4,700/yr) + local voter-approved bond debt ($658/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$19,124/yr
Cash needed: $103,400
NOI: $9,395/yr
P&I: $2,377/mo
For $0/mo net cash flow
At $1,850/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 | $1,702/mo | −$1,806/mo | -21.0% | $4,223/mo | −$1,785/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,850/mo | −$1,594/mo | -18.5% | $3,909/mo | −$1,468/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $1,961/mo | −$1,472/mo | -17.1% | $3,818/mo | −$1,226/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 unitsAug 11, 2025 – Aug 18, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
ATTACHED ADU
EPC - ATTACHED ADU UNIT WITH ONE BEDROOM, ONE BATHROOM, KITCHEN/DINING/LIVING ROOM WITH 174 SQ FT COVERED PATIO AND MINI SPLIT. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.”
ATTACHED ADU
EPC - ATTACHED ADU UNIT WITH ONE BEDROOM, ONE BATHROOM, KITCHEN/DINING/LIVING ROOM WITH 174 SQ FT COVERED PATIO AND MINI SPLIT. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.”
ATTACHED ADU
EPC - ATTACHED ADU UNIT WITH ONE BEDROOM, ONE BATHROOM, KITCHEN/DINING/LIVING ROOM WITH COVERED PATIO AND MINI SPLIT (CODE ENFORCEMENT - ALREADY BUILT)
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 | ATTACHED ADU(RES-2516873) | ADU · Renter | — | 1 (Aug 18, 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
0.17 acres
Assessor's classification for assessment purposes. This is not zoning.
679 ACACIA AVE; 685 ACACIA 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 263-0091-017-0000. 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.