Sacramento 95825 · Campus Commons · APN 295-0020-019-0000 · City of Sacramento
Since October 2024 within ½ mile: 9 homes completed, 8 permitted, 1 proposed or in review; 1 demolition.
19 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.
288 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.
$485,000
Benchmark range: $427,000 – $543,000
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.
No ADU or new-home permits recorded within ¼ mile in this window.
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 8.8 yr (since Jan 9, 2018), with no new permit record in 8.8 yr. · $1,800,000 declared valuation
In "Fee estimate" for 4.1 yr (since Oct 3, 2022), with no new permit record in 4.1 yr. · 115 units · $9,732,800 declared valuation
In "Entitled" for 3 yr (since Nov 6, 2023), with no new permit record in 17 mo. · 1 unit · $356,600 declared valuation
Latest published Zillow Home Value Index (ZHVI) update
Changed from $392,362 in September 2025 to $388,436 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95825 (not a parcel appraisal)
885 Morega Walk · 1 unit · $253,985 valuation
Records span Feb 4, 2026 to Jun 11, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
881 Morega Walk · 1 unit · $399,639 valuation
Records span Feb 4, 2026 to Jun 11, 2026 (3 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
880 Horst Walk · 1 unit · $399,639 valuation
Records span Feb 4, 2026 to Jun 5, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
886 Horst Walk · 1 unit · $399,639 valuation
Records span Feb 4, 2026 to Jun 5, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
887 Morega Walk · 1 unit · $399,639 valuation
Records span Feb 4, 2026 to Jun 5, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
883 Morega Walk · 1 unit · $253,985 valuation
Records span Feb 4, 2026 to Jun 5, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
882 Horst Walk · 1 unit · $253,985 valuation
Records span Feb 4, 2026 to Jun 5, 2026 (3 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
884 Horst Walk · 1 unit · $253,985 valuation
Records span Feb 4, 2026 to Jun 5, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
400 University Ave
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Annual ZIP 95825 home-value index checkpoint
Changed from $401,820 in September 2024 to $392,362 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95825 (not a parcel appraisal)
880 Morega Walk · 1 unit · $384,392 valuation
Records span Jul 15, 2025 to Aug 25, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
882 Morega Walk · 1 unit · $241,197 valuation
Records span Jul 15, 2025 to Aug 25, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
884 Morega Walk · 1 unit · $241,197 valuation
Records span Jul 15, 2025 to Aug 25, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
886 Morega Walk · 1 unit · $384,392 valuation
Records span Jul 15, 2025 to Aug 25, 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 "Fee estimate" for 4.1 yr (first record Oct 3, 2022) with no new permit activity recorded in 4.1 yr. High-impact scale (115 housing units, $9,732,800 declared valuation across 4 permits).
Active in "Fee estimate" for 8.8 yr (first record Jan 9, 2018) with no new permit activity recorded in 8.8 yr. High-impact scale ($1,800,000 declared valuation across 6 permits).
High-impact scale ($5,558,000 declared valuation across 27 permits).
Active in "Entitled" for 3 yr (first record Nov 6, 2023) with no new permit activity recorded in 17 mo.
High-impact scale (25 housing units, $4,127,655 declared valuation across 9 permits).
High-impact scale ($3,500,000 declared valuation across 52 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,344 parcels
−45.2% YoY
City baseline: 30.6 / 1k
48 in trailing 24m
Includes 0 ADUs
HUD Small Area Fair Market Rent · ZIP 95825
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 ($4,850/yr) + local voter-approved bond debt ($679/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$16,490/yr
Cash needed: $106,700
NOI: $12,939/yr
P&I: $2,452/mo
For $0/mo net cash flow
At $2,250/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 | $2,070/mo | −$1,633/mo | -18.4% | $4,349/mo | −$1,597/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,250/mo | −$1,374/mo | -15.5% | $4,025/mo | −$1,211/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,385/mo | −$1,226/mo | -13.8% | $3,932/mo | −$917/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 / completedMar 10, 2016 – Aug 31, 2016
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
2095 Fair Oaks Blvd-Relocate Signs - Starbucks
Relocate one (1) existing pre-menu board sign, relocate one (1) menu board sign, relocate one (1) order canopy sign.
Orangetheroy Fitness Sign Permit
Install (3) attached / illuminated wall signs
TENANT IMPROVEMENT OF 3,248 SQFT FOR ORANGE THEORY FITNESS TO INCLUDE INFILL OF WINDOW OPENING
EXPEDITED -10-5-5 TENANT IMPROVEMENT OF 3,248 SQFT FOR ORANGE THEORY FITNESS TO INCLUDE INFILL OF WINDOW OPENING - UPDATE OF ELECTRICAL/PLUMBING/MECHANICAL TO INCLUDE DUCTS. INCLUDES UPDATES TO FIRE ALARM/FIRE SPRINKLERS.
STARBUCK'S SIGNS
INSTALL 8 SIGNS, (3) ATTACHED / (5) DETACHED, ALL ILLUMINATED FOR STARBUCKS
ARMSTRONG FAIR OAKS/HOWE LLC, ADD FIRE ALARM NOTIFICATION
ADD FIRE ALARM NOTIFICATION DEVICES TO AN EXISTING SHELL BUILDING FIRE ALARM SYSTEM. FOR STE #100
Armstrong Development
EXPEDITED - Expedite 10, 5, 5 EPC - Starbucks, 2,123 sq. ft.
New Starbucks-Construct a canopy structure and a pole structure SIG-1617336
New Starbucks-See SIG-1617336: Permit for both the Canopy / Menu Board Structure and Pole Structure for the two signs listed on the afore mentioned Sign permit.
Armstrong Development
EPC - New canopy over existing drive-thru window, new foundations only for the drive-thru signs, new underground plumbing and electrical for future tenant - PLNG-INSP
Armstrong Development
Deferred from com-1603624. DEFERRED Fire Alarm
Deferred Submittal
Deferred from com-1603624. DEFERRED Fire Alarm
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
1.33 acres
Assessor's classification for assessment purposes. This is not zoning.
2095 FAIR OAKS BLVD; 2095 FAIR OAKS BLVD STE 100 STE 100; 2095 FAIR OAKS BLVD STE 110 STE 110
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 295-0020-019-0000. 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.