Sacramento 95815 · South Hagginwood · APN 265-0301-007-0000 · City of Sacramento
Since October 2024 within ½ mile: 24 homes completed, 13 permitted, 128 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.
357 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.
$313,000
Benchmark range: $275,000 – $351,000
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.
Permit issued and active for 7.5 yr (first record Apr 12, 2019), with no completion or new permit record in 20 mo. · 2 units · $439,627 declared valuation
In "Entitled" for 4.6 yr (since Apr 11, 2022), with no new permit record in 4.6 yr. · 6 units
In "Entitled" for 4.6 yr (since Apr 11, 2022), with no new permit record in 4.6 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 3.9 yr (since Nov 29, 2022), with no new permit record in 3.9 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
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)
2365 Empress St · 1 unit · $198,640 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2453 Empress St · 1 unit · $260,000 valuation
Records span Sep 30, 2025 to Sep 11, 2026 (1 permit).
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)
980 Frienza Ave · 2 units · $100,000 valuation
Records span Mar 20, 2026 to Aug 5, 2026 (1 permit).
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)
2449 Empress St · 1 unit · $70,000 valuation
Records span May 1, 2026 to Jul 6, 2026 (1 permit).
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)
2649 Taft St · 1 unit · $138,209 valuation
Records span Apr 14, 2026 to Jun 8, 2026 (2 permits).
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)
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 7.5 yr (first record Apr 12, 2019) with no new permit activity recorded in 20 mo.
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).
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 3.9 yr (first record Nov 29, 2022) with no new permit activity recorded in 3.9 yr.
Active in "Entitled" for 4.6 yr (first record Apr 11, 2022) with no new permit activity recorded in 4.6 yr.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,546 parcels
−25.0% YoY
City baseline: 30.6 / 1k
21 in trailing 24m
Includes 17 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 ($3,150/yr) + local voter-approved bond debt ($441/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$7,952/yr
Cash needed: $69,300
NOI: $11,162/yr
P&I: $1,593/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 | −$875/mo | -15.2% | $2,924/mo | −$842/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,850/mo | −$663/mo | -11.5% | $2,706/mo | −$525/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 | −$541/mo | -9.4% | $2,643/mo | −$283/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 ↗
Issued2 unitsApr 12, 2019 – Feb 26, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Duplex ADU - SHARED PLANS
EXPEDITED - EPC - Shared plans with RES-2310278 2-Story Duplex ADU Unit 1 - 1st floor 570 (2 bed, 1 bath) - total habitable 570 sqft Unit 2- 2nd floor 570 (2 bed, 1 bath) - total habitable 570 sqft Exterior stairs/landing 50 sqft Participating in SMUD solar share 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.” Shared plans reviewed under RES-2310278
Duplex - SHARED PLANS
EXPEDITED - EPC - Shared plans with RES-2310286 2-Story Duplex Unit 1 (4 bed, 3 bath) - 1st floor 563.67, garage 250.4, porch 83 sqft, 2nd floor 425.41 - total habitable1289.08 sqft Unit 2 (4 bed, 3 bath) - 1st floor 446.83, garage 271.50, porch 107, 2nd floor 663.66 total habitable 1110.49 sqft Participating in SMUD solar share Prior Demo: RES-1906409, 775 sqft, 7/12/2019 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.” Shared plans reviewed under RES-2310278
HSG Case 10-005090: Demo of 775SF SFR
HSG Case 10-005090: Demo of 775SF SFR
HSG Case 10-005090 Water Heater replacement
HSG Case 10-005090 Permit to replace missing 30gal gas Water Heater. Other violations may still persist. Provide Smoke detectors and carbon monoxide detectors installed in an approved manner and required locations.
Electrical
AA: existing panel 100 Amps - Overhead service, new main panel 125 Amps, Replacement weather head/masthead work, main breaker replacement, adding 10 outlets (120V).. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
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 | Duplex - SHARED PLANS(RES-2310278) | 2 to 4 · Renter | — | 2 (Feb 26, 2025) | — | — |
| 2025 | Duplex ADU - SHARED PLANS(RES-2310286) | ADU · Renter | — | 2 (Feb 26, 2025) | — | — |
| 2022 | 1021 Olivera Way Duplex and ADUs(DR21-272) | 2 to 4 · Renter | 2 (Jul 22, 2022) | — | — | — |
| 2022 | 1021 Olivera Project: Duplex and 2 ADUs(DR22-164) | 2 to 4 · Renter | 2 (Nov 17, 2022) | — | — | — |
| 2022 | 1021 Olivera Way Duplex and ADUs(IR21-423) | ADU · Renter | 2 (Jul 22, 2022) | — | — | — |
| 2022 | 1021 Olivera Way ADUs(IR22-321) | ADU · Renter | 2 (Nov 17, 2022) | — | — | — |
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.
1021 OLIVERA WAY; 2644 ENSENADA WAY; 2650 ENSENADA 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 265-0301-007-0000. 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.