Sacramento 95815 · Old North Sacramento · APN 275-0033-036-0000 · City of Sacramento
Since October 2024 within ½ mile: 17 homes completed, 14 permitted, 77 proposed or in review; 1 demolition; 2 commercial or mixed-use projects.
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.
531 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.
$332,000
Benchmark range: $292,000 – $372,000
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 "In review" for 10 mo (since Dec 16, 2025), with no new permit record in 10 mo. · 2 units · $217,746 declared valuation
In "Entitled" for 3.3 yr (since Jul 13, 2023), with no new permit record in 3.3 yr. · 1 unit
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 "Entitled" for 3.5 yr (since Apr 26, 2023), with no new permit record in 3.2 yr. · 2 units · $198,300 declared valuation
In "Entitled" for 3.7 yr (since Feb 1, 2023), with no new permit record in 3 yr. · 1 unit · $224,773 declared valuation
In "Applied" for 3.5 yr (since May 11, 2023), with no new permit record in 22 mo. · 4 units · $825,000 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)
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)
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)
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)
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)
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)
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)
2138 Del Paso Blvd · $1,000,000 valuation
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)
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)
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)
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 "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 21 mo (first record Jan 31, 2025) with no new permit activity recorded in 18 mo. High-impact scale (8 housing units, $374,500 declared valuation across 2 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 "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).
Active in "Issued" for 2.5 yr (first record May 14, 2024) with no new permit activity recorded in 16 mo.
Active in "In review" for 16 mo (first record Jul 11, 2025) with no new permit activity recorded in 16 mo.
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 ($3,300/yr) + local voter-approved bond debt ($462/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$9,033/yr
Cash needed: $72,600
NOI: $10,991/yr
P&I: $1,669/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 | −$965/mo | -16.0% | $3,049/mo | −$933/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,850/mo | −$753/mo | -12.4% | $2,823/mo | −$616/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 | -10.4% | $2,757/mo | −$375/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 review2 unitsDec 16, 2025 – Dec 16, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
DUPLEX ADU 25-020062
EPC - 25-020062 commercial meter setup for ADU To build Two 600 sq. ft. ADU with 57 sq. ft. Porch each 9 sq. ft. utility room each solar exempt
#: 25-020062 509 Redwood Ave
#: 25-020062 To close the exterior kitchen door.
#: 25-020062 509 Redwood Ave electrical permit
Electrical Permit: Re-wiring the existing building. Upgrade the existing 100 amp panel to a 200 amp electrical panel. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
HSG 25-020062: 509 Redwood Ave: Non Strucutral remodel
HDB Case #25-020062 Replace roof (comp shingles), retro fit windows like for like, kitchen and bath remodel, new flooring, doors and trim, minor electrical and plumbing, electrical fixtures and switches. No structural changes, no plans required. 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.
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
0.17 acres
Assessor's classification for assessment purposes. This is not zoning.
509 REDWOOD AVE; 510 BASEBALL ALY; 512 BASEBALL ALY
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 275-0033-036-0000. 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.