Sacramento 95815 · Woodlake · APN 275-0233-008-0000 · City of Sacramento
Since October 2024 within ½ mile: 168 homes completed, 4 permitted, 93 proposed or in review; 2 demolitions; 4 commercial or mixed-use projects.
24 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.
422 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.
$577,000
Benchmark range: $508,000 – $646,000
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 "Fee estimate" for 10.1 yr (since Oct 7, 2016), with no new permit record in 9.3 yr. · 1 unit · $391,000 declared valuation
In "Fee estimate" for 9.2 yr (since Aug 29, 2017), with no new permit record in 8.2 yr.
Permit issued and active for 8 yr (first record Oct 26, 2018), with no completion or new permit record in 7.6 yr. · 2 units · $152,145 declared valuation
In "Entitled" for 6.9 yr (since Nov 19, 2019), with no new permit record in 6.9 yr. · 1 unit
In "Fee estimate" for 6.9 yr (since Nov 22, 2019), with no new permit record in 6.9 yr. · $594,600 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
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)
Roof replacement permit application filed (RES-2619144)
2045 FORREST ST 3 MINI SPLITS
No Duct Work Permitted. New install/New location Mini-Split System. A unit will be installed in a new location. This unit will be fully screened behind a solid fence or alternatively behind shrubs or buildings providing screening resulting in the unit not being visible from any street views. Roof top installations will be located on back roof slopes and below ridge lines, and not visible from street views. CARBON MONOXIDE & SMOKE ALARMS ARE REQUIRED. REFERENCE CRC SECTIONS R315 & R314. · Declared valuation: $27,960 · Contractor: Sierra Pacific Home & Comfort Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Roof replacement permit issued (RES-2619144)
2045 FORREST ST 3 MINI SPLITS
No Duct Work Permitted. New install/New location Mini-Split System. A unit will be installed in a new location. This unit will be fully screened behind a solid fence or alternatively behind shrubs or buildings providing screening resulting in the unit not being visible from any street views. Roof top installations will be located on back roof slopes and below ridge lines, and not visible from street views. CARBON MONOXIDE & SMOKE ALARMS ARE REQUIRED. REFERENCE CRC SECTIONS R315 & R314. · Declared valuation: $27,960 · Contractor: Sierra Pacific Home & Comfort Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
1830 Del Paso Blvd · $185,500 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
521 Leisure Ln · $3,915,000 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)
Roof replacement permit issued (RES-2605523)
DECK REPAIRS
EPC - Roof deck replacement and railing post replacement over room. All work subject to field inspections. · Declared valuation: $8,550
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Accessory dwelling unit (new or conversion) permit issued (RES-2603334)
ATTACHED ADU
EXPEDITED - EPC - New attached 715 sf ADU, 1bd/1bath, no PV or sprinklers. Carbon monoxide & Smoke alarms are required. Reference CRC sections R315 & R314. All work subject to field inspections. · Declared valuation: $139,784 · 1 housing unit · Contractor: Imkat Construction Corp
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Roof replacement permit application filed (RES-2605523)
DECK REPAIRS
EPC - Roof deck replacement and railing post replacement over room. All work subject to field inspections. · Declared valuation: $8,550
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Accessory dwelling unit (new or conversion) permit application filed (RES-2603334)
ATTACHED ADU
EXPEDITED - EPC - New attached 715 sf ADU, 1bd/1bath, no PV or sprinklers. Carbon monoxide & Smoke alarms are required. Reference CRC sections R315 & R314. All work subject to field inspections. · Declared valuation: $139,784 · Contractor: Imkat Construction Corp
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Electrical / panel permit application filed (RES-2602719)
Current status: Issued
E-Permit: existing panel 100 Amps - Overhead service, new main panel 125 Amps, Reuse Existing weather head/masthead work, main breaker replacement. · Declared valuation: $6,350 · Contractor: Chris Eastburn Construction
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Electrical / panel permit issued (RES-2602719)
Recorded status: Issued
E-Permit: existing panel 100 Amps - Overhead service, new main panel 125 Amps, Reuse Existing weather head/masthead work, main breaker replacement. · Declared valuation: $6,350 · Contractor: Chris Eastburn Construction
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Plumbing / water heater / sewer permit application filed (RES-2602280)
Current status: Finaled
E-Permit: Water Re-pipe, 200 L.F. · Declared valuation: $21,465 · Contractor: Armstrong Plumbing Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Plumbing / water heater / sewer permit issued (RES-2602280)
Recorded status: Finaled
E-Permit: Water Re-pipe, 200 L.F. · Declared valuation: $21,465 · Contractor: Armstrong Plumbing Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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 "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 "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 "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 "Entitled" for 4.4 yr (first record May 24, 2022) with no new permit activity recorded in 4.4 yr. High-impact scale (6 housing units across 0 permits).
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 562 parcels
+0.0% YoY
City baseline: 30.6 / 1k
18 in trailing 24m
Includes 8 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 ($5,750/yr) + local voter-approved bond debt ($805/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$26,692/yr
Cash needed: $126,500
NOI: $8,198/yr
P&I: $2,908/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 | −$2,437/mo | -23.1% | $5,104/mo | −$2,424/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,850/mo | −$2,224/mo | -21.1% | $4,724/mo | −$2,107/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 | −$2,102/mo | -19.9% | $4,614/mo | −$1,865/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 ↗
Finaled / completed1 unitsFeb 20, 2026 – Apr 2, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
2045 FORREST ST 3 MINI SPLITS
No Duct Work Permitted. New install/New location Mini-Split System. A unit will be installed in a new location. This unit will be fully screened behind a solid fence or alternatively behind shrubs or buildings providing screening resulting in the unit not being visible from any street views. Roof top installations will be located on back roof slopes and below ridge lines, and not visible from street views. CARBON MONOXIDE & SMOKE ALARMS ARE REQUIRED. REFERENCE CRC SECTIONS R315 & R314.
DECK REPAIRS
EPC - Roof deck replacement and railing post replacement over room. All work subject to field inspections.
ATTACHED ADU
EXPEDITED - EPC - New attached 715 sf ADU, 1bd/1bath, no PV or sprinklers. Carbon monoxide & Smoke alarms are required. Reference CRC sections R315 & R314. All work subject to field inspections.
E-Permit: existing panel 100 Amps - Overhead service, new main panel 125 Amps, Reuse Existing weather head/masthead work, main breaker replacement.
E-Permit: Water Re-pipe, 200 L.F.
E-Permit: Water Service replacement or repair, 34 L.F.
Change-out Split System to Condenser/Coil Only (Split System). 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%.
Change-out Split System to Split System. 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%.
Tankless W/H & Sump Pump
Change out 50 gallon gas water heater for tankless gas water heater and running 1.25" trace pipe from meter under home to tankless in basement. Installing 1.5 sump pump under home. 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).”
C/O (2) Windows
Remove two (2) windows and Replace with single (1) window centered. Frame in voids on each side. Smoke & Carbon Monoxide Alarms required per CRC sections R314 & R315. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Residences built after January 1, 1994 are exempt). Changes in this scope require PRE-approval from Building Department. ALL work subject to field inspection, unless exempted by Code. Access to perform inspection/s must be provided by the Party requesting the inspection.
E-Permit: Sewer Service replacement or repair, Dig and Bury 25 L.F.
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
0.23 acres
Assessor's classification for assessment purposes. This is not zoning.
2041 FORREST ST; 2045 FORREST ST
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 275-0233-008-0000. 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.