Sacramento 95815 · South Hagginwood · APN 265-0322-015-0000 · City of Sacramento
Since October 2024 within ½ mile: 20 homes completed, 16 permitted, 129 proposed or in review; 1 commercial or mixed-use project.
39 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.
333 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
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 ($3,500/yr) + local voter-approved bond debt ($490/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$10,475/yr
Cash needed: $77,000
NOI: $10,763/yr
P&I: $1,770/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 | −$1,085/mo | -16.9% | $3,217/mo | −$1,055/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,850/mo | −$873/mo | -13.6% | $2,978/mo | −$738/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 | −$751/mo | -11.7% | $2,909/mo | −$496/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 unitsMar 20, 2026 – Aug 5, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
ADUS
EPC - The existing 1st floor garage to be converted into two separate ADU units. Total area of the 1st floor is 1,730 sq ft. The unit 1 ADU has 1,010 sq ft while the area of unit 2 is 720 sq ft. Structure will be converted from a duplex into a 4-plex structure.
ELECTRICAL SERVICE CHANGE OUT
EPC - Replace end of life existing meter panel with new multi-meter pack & house panel at the same locations. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
ELECTRICAL SERVICE CHANGE OUT
Replace end of life existing meter panel with new multi-meter pack & house panel at the same locations. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
ELECTRICAL SERVICE CHANGE OUT
Replace end of life existing meter panel with new multi-meter pack & house panel at the same locations. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
HSG Case #23-021678, CORRECTIVE ACTION PERMIT
NON STRUCTURAL FRAMING (NO PLANS). MINOR ELECTRICAL REPAIRS. ALL WORK SUBJECT TO FIELD INSPECTION. HSG Case #23-021678, CORRECTIVE ACTION PERMIT. Carbon monoxide & Smoke alarms required. Reference 2022 CRC sections R315 & R314. All work must conform to the California 2022 Codes.
980 Frienza Ave-Electrical Repairs
1. Repair service riser (disconnect coupling adjacent to stairs) 2. Remove non-compliant unpermitted equipment, disconnect, raceway ext. test bypass house panel. 3. Provide disconnect and overcurrent protection (fuses or breakers) correct size, rating must be leveled/listed as suitable for use as service equipment
980 Frienza Ave- Unit R & Unit F-Minor Repairs
1. Replaced like for like windows. 2. Replaced kitchen cabinets. 3. Replaced bathroom sinks. 4. Replace electrical switches not working
HSG Case #22-039696, Repairs
CORRECTIVE ACTION REPAIRS FOR UNITS A,B,D: 1) REPLACE WALL FURNANCE, LIKE FOR LIKE. Or show they are in working order. 2) REPAIR ACTIVE LEAK UNDER KITCHEN SINK. 3) REPAIR OR REPLACE WINDOWS THROUGH OUT APARTMENT AS NEEDED (18 to be replaced). 4) REPAIR OR REPLACE EXHAUST FAN ABOVE STOVE. 5) REPLACE NON WORKING LIGHT SWITCHES AND OUTLETS THROUGHOUT APARTMENT. 6) UNIT B, MINOR KITCHEN, BATH, AND ELECTRICAL REMODEL. NO PLANS REQUIRED. The egress windows will meet the code requirements enforced at the time the structure was permitted. The structure was built in 1950. (see form CCD-0327 for required size and height of Egress windows the year this structure was built) Framing Inspection and Approval is required before covering framing repairs/ rot repairs. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt). Carbon monoxide & Smoke alarms required. Reference 2019 CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION.
HSG #22-001346 Corrective Action Permit (UNIT C)
CORRECTIVE ACTION REPAIRS FOR UNIT C: 1) REPLACE WALL FURNANCE, LIKE FOR LIKE. 2) REPAIR ACTIVE LEAK UNDER KITCHEN SINK 3) REPAIR OR REPLACE WINDOWS THROUGH OUT APARTMENT AS NEEDED 4) REPAIR OR REPLACE EXHAUST FAN ABOVE STOVE 5) REPLACE NON WORKING LIGHT SWITCHES AND OUTLETS THROUGHOUT APARTMENT
HSG #22-001346 Corrective Action Permit (UNIT C)
CORRECTIVE ACTION REPAIRS FOR UNIT C: 1) REPLACE WALL FURNANCE, LIKE FOR LIKE. 2) REPAIR ACTIVE LEAK UNDER KITCHEN SINK 3) REPAIR OR REPLACE WINDOWS THROUGH OUT APARTMENT AS NEEDED 4) REPAIR OR REPLACE EXHAUST FAN ABOVE STOVE 5) REPLACE NON WORKING LIGHT SWITCHES AND OUTLETS THROUGHOUT APARTMENT
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
0.16 acres
Assessor's classification for assessment purposes. This is not zoning.
980 FRIENZA AVE; 980 FRIENZA AVE UNIT E UNIT E; 980 FRIENZA AVE UNIT F UNIT F
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 265-0322-015-0000. 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.