Sacramento 95815 · Old North Sacramento · APN 275-0025-010-0000 · City of Sacramento
Since October 2024 within ½ mile: 6 homes completed, 9 permitted, 94 proposed or in review; 2 demolitions; 1 commercial or mixed-use project.
23 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.
453 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.
$335,000
Benchmark range: $295,000 – $375,000
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 yr (since Oct 26, 2022), with no new permit record in 3.3 yr. · 2 units · $278,961 declared valuation
In "Fee estimate" for 6.2 yr (since Aug 24, 2020), with no new permit record in 6.2 yr. · 16 units · $1,000,000 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 5.9 yr (since Dec 18, 2020), with no new permit record in 5.9 yr. · 75 units
In "Entitled" for 5.6 yr (since Mar 29, 2021), with no new permit record in 5.6 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)
1924 El Monte Ave · 2 units · $419,967 valuation
Records span Sep 30, 2025 to Sep 8, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
1830 Del Paso Blvd · $185,500 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
526 Redwood Ave · 1 unit · $10,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2260 Oxford St · 2 units · $280,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2244 Edgewater Rd · 1 unit · $151,007 valuation
Records span Apr 3, 2026 to Jun 15, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2305 Grove Ave · 1 unit · $249,495 valuation
Records span Jan 16, 2026 to Apr 30, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
178 Stanford Ave · 1 unit · $67,263 valuation
Records span Dec 8, 2025 to Mar 9, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
31 units
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
510 Baseball Aly · 2 units · $217,746 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
1511 Del Paso Blvd · 52 units · $8,000,000 valuation
Records span Dec 6, 2023 to Dec 10, 2025 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
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)
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)
1620 El Monte Ave · 4 units · $500,000 valuation
Records span Nov 4, 2022 to Sep 18, 2025 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
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)
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 "Entitled" for 4 yr (first record Oct 26, 2022) with no new permit activity recorded in 3.3 yr.
Active in "Fee estimate" for 6.2 yr (first record Aug 24, 2020) with no new permit activity recorded in 6.2 yr. High-impact scale (16 housing units, $1,000,000 declared valuation across 1 permit).
Active in "Entitled" for 5.9 yr (first record Dec 18, 2020) with no new permit activity recorded in 5.9 yr. High-impact scale (75 housing units across 0 permits).
Active in "Fee estimate" for 3 yr (first record Nov 13, 2023) with no new permit activity recorded in 3 yr. High-impact scale (75 housing units, $45,000,000 declared valuation across 1 permit).
Active in "In review" for 4 yr (first record Nov 4, 2022) with no new permit activity recorded in 13 mo. High-impact scale (4 housing units, $500,000 declared valuation across 2 permits).
Active in "In review" for 2.9 yr (first record Dec 6, 2023) with no new permit activity recorded in 11 mo. High-impact scale (52 housing units, $8,000,000 declared valuation across 2 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,263 parcels
−15.4% YoY
City baseline: 30.6 / 1k
24 in trailing 24m
Includes 11 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 ($3,350/yr) + local voter-approved bond debt ($469/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$9,394/yr
Cash needed: $73,700
NOI: $10,934/yr
P&I: $1,694/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 | −$995/mo | -16.2% | $3,091/mo | −$964/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,850/mo | −$783/mo | -12.7% | $2,861/mo | −$646/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 | −$661/mo | -10.8% | $2,795/mo | −$405/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 ↗
Entitled2 unitsOct 26, 2022 – Jul 25, 2023
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
NEW ADUs
EPC - NEW CONSTRUCTION - 2 ADUs. SOLAR EXEMPT. TWO-STORY 2 UNITS. UNIT B: 595 S.F. - 1 BD / 1 BTH w/ GARAGE: 595 S.F. UNIT C: 583 S.F. - 1 BD / 1 BTH w/ GARAGE: 374 S.F. UNCONDITIONED OFFICE: 208 S.F. COMMUNAL BALCONY: 147 S.F. TOTAL S.F.: 2,502
VOID
NEW CONSTRUCTION - 2 ADUs. SOLAR EXEMPT. TWO-STORY 2 UNITS. UNIT B: 595 S.F. - 1 BD / 1 BTH w/ GARAGE: 595 S.F. UNIT C: 583 S.F. - 1 BD / 1 BTH w/ GARAGE: 374 S.F. UNCONDITIONED OFFICE: 208 S.F. COMMUNAL BALCONY: 147 S.F. TOTAL S.F.: 2,502
Gutierrez Property / Re-roof w/ T/O, Kitchen Cabs, Counters , Vanity
Tear off, re-sheet, install 12 squares of 30+ yr CRRC laminated dimensional composition roofing material. In-progress inspection required if 10 sq or greater. CF-1R-ALT on file. Kitchen remodel, Cabs, Counters, sink disposal, DW, electrical as needed & water line for frig icemaker. Bath remodel, vanity, toilet tub/shower, electrical as needed. Change-out MSP to 125A with underground service to supply garage with less than 6 switches sub panel , lights and swiches. “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 CRC sections R315 & R314
Gutierrez Property / Re-roof w/ T/O, Kitchen Cabs, Counters , Vanity
Tear off, re-sheet, install 12 squares of 30+ yr CRRC laminated dimensional composition roofing material. In-progress inspection required if 10 sq or greater. CF-1R-ALT on file. Kitchen remodel, Cabs, Counters, sink disposal, DW, electrical as needed & water line for frig icemaker. Bath remodel, vanity, toilet tub/shower, electrical as needed. Change-out MSP to 125A with underground service to supply garage with less than 6 switches sub panel , lights and swiches. “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 CRC sections R315 & R314
No Duct Work Permitted. Change-out Wall Furnace to Wall Furnace. The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%.
Gutierrez Property / Re-roof w/ T/O, Kitchen Cabs, Counters , Vanity
Tear off, re-sheet, install 12 squares of 30+ yr laminated dimensional composition roofing material. In-progress inspection required if 10 sq or greater. CF-1R-ALT on file. Kitchen remodel, Cabs, Counters, sink disposal, DW, electrical as needed & water line for frig icemaker. Bath remodel, vanity, toilet tub/shower, electrical as needed. “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 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 |
|---|---|---|---|---|---|---|
| 2022 | 2280 Fernley Ave ADUs(IR22-337) | ADU · Renter | 2 (Oct 26, 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
0.16 acres
Assessor's classification for assessment purposes. This is not zoning.
2278 FERNLEY AVE; 2278 FERNLEY AVE # 1 # 1; 2278 FERNLEY AVE # 2 # 2
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 275-0025-010-0000. 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.