Sacramento 95815 · Woodlake · APN 275-0240-106-0000 · City of Sacramento
Since October 2024 within ½ mile: 167 homes completed, 1 permitted, 35 proposed or in review; 4 commercial or mixed-use projects.
17 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.
300 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.
$445,000
Benchmark range: $392,000 – $498,000
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 C-2 as commercial, 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 10.2 yr (since Aug 16, 2016), with no new permit record in 10.2 yr. · 1 unit · $342,362 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 "Entitled" for 4.7 yr (since Feb 16, 2022), with no new permit record in 4.7 yr. · 1 unit
In "Entitled" for 4.4 yr (since May 24, 2022), with no new permit record in 4.4 yr. · 6 units
Nearby permit (42581477c1c79792cc468b096a4dd9744866ef1e): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (bbb211bcd9f786c4eab1711e63d5379de3b9019a): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (43356de47ef668f20ccfcd9d846b22bd31793184): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (25e7b92895d2bbb0a922073674f9b8fc853c6f58): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
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)
901 Joellis Way · $1,565,805 valuation
Records span Jul 15, 2026 to Jul 16, 2026 (3 permits).
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)
Fire alarm / sprinkler permit issued (COM-2606363)
KNOX BOX
EPC - Change EVA gate from electric to Knox box · Declared valuation: $500
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
2041 Forrest St · 1 unit · $139,784 valuation
Records span Feb 20, 2026 to Apr 2, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Fire alarm / sprinkler permit application filed (COM-2606363)
KNOX BOX
EPC - Change EVA gate from electric to Knox box · Declared valuation: $500
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
21 housing units completed (Grove East - BLDG 9)
Reported in 2025 Housing Element Annual Progress Report
5+ · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
31 units
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
1600 Expo Pkwy · $100,000 valuation
Records span Jan 9, 2025 to Dec 16, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
527 Garden St · 1 unit · $120,000 valuation
Records span Sep 27, 2023 to Dec 12, 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 →High-impact scale (21 housing units, $3,945,711 declared valuation across 25 permits).
High-impact scale (19 housing units, $3,514,947 declared valuation across 30 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 "Issued" for 3.3 yr (first record Jul 18, 2023) with no new permit activity recorded in 2.7 yr.
Active in "Fee estimate" for 10.2 yr (first record Aug 16, 2016) with no new permit activity recorded in 10.2 yr.
Active in "Entitled" for 6.9 yr (first record Nov 19, 2019) with no new permit activity recorded in 6.9 yr.
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 ($4,450/yr) + local voter-approved bond debt ($623/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$17,322/yr
Cash needed: $97,900
NOI: $9,680/yr
P&I: $2,250/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 | −$1,656/mo | -20.3% | $4,014/mo | −$1,633/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,850/mo | −$1,444/mo | -17.7% | $3,715/mo | −$1,316/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 | −$1,322/mo | -16.2% | $3,629/mo | −$1,074/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 / completed21 unitsMar 30, 2022 – Dec 29, 2025
Finaled / completed19 unitsApr 11, 2022 – Nov 13, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
KNOX BOX
EPC - Change EVA gate from electric to Knox box
Grove East- Revised Electrical at Building 8
EPC - EXPEDITED - Revision to (COM-2224128) building 8. Please see the SUPP file for detailed narrative.
Grove East- Revised Amp Transformer
EXPEDITED - EPC - Revision for (COM-2224128) amp transformer switch to remove need for CT. Please see the SUPP for narrative.
Grove East- Revised Electrical
EXPEDITED - EPC - Revision to (COM-2224128) resize electrical secondaries to correct oversizing. Please see the SUPP file narrative.
Grove East- Revised Electrical
EPC - Revision to (COM-2224128) electrical in clubhouse area per in field revisions. Please see the SUPP file for detailed narrative.
The Grove East- Signage
EPC - Deferred submittal for (COM-2224128) signage at the Grove East.
Grove East- Guard Rails
EPC - Deferred submittal to (COM-2224128) install handrails and guardrails.
The Grove East- Revised Plans
EPC - Revision to (COM-2224128) various sections of the PLANS, please see the SUPP file for detailed narrative.
The Grove- Swimming Pool
EPC - Construction of a new swimming pool at the Grove. Project is related to COM-2224144. - PLNG-INSP
Grove East- Revised Fire Sprinklers
EPC - Revision to (COM-2421107) fire sprinklers.
The Grove East- Revised Trash Enclosure
EPC - Revision to (COM-2224128) footing design for trash enclosure gate.
The Grove East - Truss Package
EPC - Deferred submittal to (COM-2224128) install trusses at building 8 / Type F.
Grove East- Roof Trusses
EPC - Deferred submittal for (COM-2224128) truss drawings, calculations, and details for Building 9 / Type G.
The Grove East - Revised Floor Height
Revision to (COM-2224128) reduce floor height, lower building height overall and landscape.
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 | Grove East - BLDG 9(COM-2224137) | 5+ · Renter | — | — | 21 (Dec 29, 2025) | — |
| 2024 | Grove East - BLDG 8 & Site(COM-2224128) | 5+ · Renter | — | 52 (May 1, 2024) | — | — |
| 2024 | Grove East - BLDG 9(COM-2224137) | 5+ · Renter | — | 21 (Jun 27, 2024) | — | — |
| 2022 | The Grove at Woodlake (East)(IR21-366) | 5+ · Renter | 73 (Mar 30, 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
2.47 acres
Assessor's classification for assessment purposes. This is not zoning.
1953 ROYAL OAKS DR; 1953 ROYAL OAKS DR APT 1100 APT 1100; 1953 ROYAL OAKS DR APT 1101 APT 1101
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 275-0240-106-0000. 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.
Grove East - Deferred Fire Sprinklers
EPC - Deferred to COM-2224128 and COM-2224137 FOR NEW WET SPRINKLER SYSTEM PER NFPA 13 2022 FOR (2) APARTMENT BUILDING TYPES
Grove East - Sound Wall
EPC - Proto II wall on the southern property line along Hwy 160 for sound mitigation. Overall sitework for the Grove at Woodlake East approved and issued under COM-2224128.
1953 Royal Oaks Dr / Demo
Removal of Clear Channel Billboard
Grove East - REV1
EPC - REVISION TO COM-2224128. Revisions to address RFI's during pre-construction and construction. See sheet-by-sheet narrative in CYC1-APP file. Disciplines: LS(arch), STR, M, E, Civil, Landscape/Planning.
1953 Royal Oaks Dr
Installing a temp power pole (overhead power) with a 200 amp meter panel (single set) for construction power ONLY. No lineside connections.
1953 Royal Oaks Dr / TEMP POWER POLE
Installing a temp power pole (overhead power) with a 200 amp meter panel (single set) for construction power ONLY. No lineside connections.
Grove East - BLDG 9
EPC - Grove at Woodlake East Building 9. New "Type G" 3-story 25,849 SF 21-unit building that is comprised of (5) 1 bedroom and (16) 2 bedroom. Occupancies: R-2=23,370,S-2=2479SF. For PIF: 5 units <750 SF and 14,725 SF of units between 751 SF & 1,999 SF in size. - PLNG-INSP ALL PLAN REVIEW UNDER COM-2224128
Grove East - BLDG 8 & Site
MULTI-FAMILY HOUSING - EPC - SHARED PLANS(2). New 73 unit apartment complex comprised of two (2) 3-story multi-family buildings of two (2) different types (F,G). This permit record is for Building 8 "Type F" and the Grove East site development work. Building 8 is a new 3-story, 66,343 SF, 52-unit apartment building. Occ.: R-2= 59,889 SF, S-2= 5731SF, U= 723SF) 52 units comprised of (6) 1 bedroom, (44) 2 bedroom and (2) 3 bedroom units. For PIF: 6 units <750 SF and 41,582 SF of units between 751 & 1,999 SF in size. DEFERRED: metal stairs, metal handrails & guardrails, trusses, structural hold-down system, sprinklers and underground fire sprinkler line. SEPARATE PERMITS: Swimming pool, Signage. - PLNG-INSP SHARED PLANS FOR BLDG TYPE G (COM-2224137) Shared plans reviewed under COM-2224128
electrical
EXPEDITED - install 100 amp service for existing billboard with 2 20 amp circuits
CLEAR CHANNEL PROPERTY; INSTALL NEW 100AMP SERVICE PANEL
INSTALLL 100 AMP SERVICE PANEL @BILLBOARD PER SMUD REQUEST