Sacramento 95815 · Wills Acres · APN 263-0110-036-0000 · City of Sacramento
Since October 2024 within ½ mile: 6 homes completed, 3 permitted, 44 proposed or in review.
13 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.
267 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.
$119,000
Benchmark range: $105,000 – $133,000
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-1A as two-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 "In review" for 9 mo (since Feb 10, 2026), with no new permit record in 9 mo. · 40 units · $6,000,000 declared valuation
In "Fee estimate" for 8.5 yr (since Apr 20, 2018), with no new permit record in 8.5 yr. · $2,500,000 declared valuation
In "Fee estimate" for 6.2 yr (since Aug 4, 2020), with no new permit record in 6.2 yr. · 1 unit · $112,500 declared valuation
In "Entitled" for 5.9 yr (since Dec 17, 2020), with no new permit record in 5.9 yr. · 2 units
In "Entitled" for 5.8 yr (since Jan 4, 2021), with no new permit record in 5.8 yr. · 1 unit
In "Entitled" for 5.5 yr (since Apr 15, 2021), with no new permit record in 5.5 yr. · 1 unit
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)
247 Arcade Blvd · 1 unit · $105,004 valuation
Records span Dec 8, 2025 to Jul 17, 2026 (1 permit).
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)
224 Redondo Ave · 1 unit · $73,786 valuation
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)
New multifamily / condos / mixed-use permit application filed (COM-2602667)
Catalonia Palms Assisted Living Facility
MULTI-FAMILY HOUSING - Construction of new 24,604 S.F. 2-story Assisted Living Facility consisting of (32) resident units on the 1st floor, (8) employee units on the second floor. Commercial kitchen facility, dining room facility, activity room, library area, salon/barber space, reception area, laundry facility, and staff office spaces. Site improvements includes 78,673 S.F. of community walking path, seating areas, and community garden. - PLNG-INSP · Declared valuation: $6,000,000 · Contractor: Tenax Construction Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
159 Bay Dr · 1 unit · $160,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2646 Gary Way · 1 unit · $82,474 valuation
Records span Jun 5, 2025 to Oct 28, 2025 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Annual ZIP 95815 home-value index checkpoint
Changed from $364,821 in September 2024 to $354,204 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95815 (not a parcel appraisal)
309 Lampasas Ave · 2 units · $396,546 valuation
Records span May 30, 2025 to Sep 16, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
350 Norwood Byp · 1 unit · $287,593 valuation
Records span Sep 19, 2024 to Sep 3, 2025 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
360 Norwood Byp · 1 unit · $297,593 valuation
Records span Sep 19, 2024 to Sep 3, 2025 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
105 Lindley Dr · 1 unit · $50,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2651 Fairfield St · 1 unit · $200,000 valuation
Records span Jun 13, 2023 to Mar 11, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2780 Grove Ave · 1 unit · $90,000 valuation
Records span Mar 14, 2023 to Nov 1, 2024 (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 →High-impact scale (40 housing units, $6,000,000 declared valuation across 1 permit).
Active in "Entitled" for 4.9 yr (first record Nov 19, 2021) with no new permit activity recorded in 4.9 yr. High-impact scale (8 housing units across 0 permits).
Active in "Fee estimate" for 8.5 yr (first record Apr 20, 2018) with no new permit activity recorded in 8.5 yr. High-impact scale ($2,500,000 declared valuation across 1 permit).
Active in "Fee estimate" for 6.2 yr (first record Aug 4, 2020) with no new permit activity recorded in 6.2 yr.
Active in "Issued" for 3.6 yr (first record Mar 14, 2023) with no new permit activity recorded in 2 yr.
Active in "Entitled" for 4 yr (first record Nov 1, 2022) with no new permit activity recorded in 4 yr.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 405 parcels
Small prior baseline
City baseline: 30.6 / 1k
7 in trailing 24m
Includes 1 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 ($1,200/yr) + local voter-approved bond debt ($168/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
+$6,103/yr
Cash needed: $26,400
NOI: $13,385/yr
P&I: $607/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 | +$296/mo | 13.5% | $1,289/mo | +$344/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,850/mo | +$509/mo | 23.1% | $1,193/mo | +$662/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 | +$631/mo | 28.7% | $1,165/mo | +$903/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 ↗
In review40 unitsFeb 10, 2026 – Feb 10, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Catalonia Palms Assisted Living Facility
MULTI-FAMILY HOUSING - Construction of new 24,604 S.F. 2-story Assisted Living Facility consisting of (32) resident units on the 1st floor, (8) employee units on the second floor. Commercial kitchen facility, dining room facility, activity room, library area, salon/barber space, reception area, laundry facility, and staff office spaces. Site improvements includes 78,673 S.F. of community walking path, seating areas, and community garden. - PLNG-INSP
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.
No housing activity reported to the State for this parcel (2018–2025 reports).
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
2.30 acres
Assessor's classification for assessment purposes. This is not zoning.
245 ELEANOR 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 263-0110-036-0000. 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.