Sacramento 95825 · Sierra Oaks · APN 295-0040-021-0000 · City of Sacramento
Since October 2024 within ½ mile: 8 homes completed, 17 permitted, 1 proposed or in review; 1 commercial or mixed-use project.
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.
527 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.
Source: · Geography: permits located by parcel, ½ mile radius · Source updated Oct 1, 2026 · Retrieved Oct 22, 2026
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 OB as mixed use, checked against the zone description on Oct 24, 2026
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 ($3,900/yr) + local voter-approved bond debt ($546/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$9,643/yr
Cash needed: $85,800
NOI: $14,022/yr
P&I: $1,972/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 | −$1,062/mo | -14.9% | $3,553/mo | −$1,019/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,250/mo | −$804/mo | -11.2% | $3,288/mo | −$633/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 | −$655/mo | -9.2% | $3,212/mo | −$339/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 ↗
Issued9 unitsJul 31, 2025 – Jun 30, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
REVISION: Redwoods at Rio Condos - Hydrant & Backflow Relocation
REVISION to COM-2525605. Existing gas lines are located at the back of walk and in conflict with the proposed hydrant and backflow preventor. The hydrant and backflow preventor has been shifted 3' minimum away from the gas line, while still keeping a minimum 3' from the building for hydrant access clearance per Yanelis Rios' email on 9/9/26.
Redwoods at Rio Condos - Temp Power
Related to COM-2525605 (issued). Temp power permit with 200 amp service from existing transformer to temp pole for construction power.
Redwoods at Rio Condos - Deferred Fire Alarm and Sprinklers
EPC - Deferred from COM-2525605. Design and installation of a new fire alarm and new fire sprinkler system for two three-story buildings.
Shared Plans - Redwoods at Rio Condominiums Bldg 2 (9 Units)
EPC - EXPEDITED - SHARED PLANS. New construction of (2) 3-story condominium residential buildings for (15) total units on a 0.58 acres lot. THIS PERMIT IS FOR BUILDING 2 (9 stacked flat units and 1 elevator). Building 2 will have a 27.88 kW PV solar rooftop system (will be under separate permit). Type V-B; Occupancy R-2, U. SHARED PLANS WILL BE REVIEWED UNDER COM-2525605 (MAIN - Bldg 1 + Site), and includes COM-2525606 (Bldg 2). - PLNG-INSP
Shared Plans MAIN Permit - Redwoods at Rio Condominiums Bldg 1 (6 Units) + Site Work
EPC - EXPEDITED - SHARED PLANS. Type V-B; Occupancy R-2, U. New construction of (2) 3-story condominium residential buildings for (15) total units on a 0.58 acres lot. THIS IS THE MAIN PERMIT and is for Building 1 (6 townhome condo units) and site improvements. Building 1 will have a 11.44 kW PV solar rooftop system (will be under separate permit). Site/hardscape improvements total 17,013 sqft. Site improvements include new trash enclosure, utility connections, new shared driveway to private garages, common courtyard, new on-site transformer, long-term and short-term bike parking, EV charging parking space, accessible site walkways and ramps, fencing, and new landscaping. SHARED PLANS with COM-2525606 (Bldg 2). Deferred submittals to include shop fabricated wood trusses, elevator guiderail seismic anchorage, mechanical unit anchorage, pre-manufactured steel awnings, building mounted signage, solar PV, fire alarm and fire sprinkler systems. There was an existing 8,975 SF office building that was destroyed by fire and has been demolished. Residential unit breakdown for entire development: 15 units between 750-2000 SF. Concurrent review DR26-063 (minor modification) has been approved. - PLNG-INSP
HSG#26-014070 - 2399 AMERICAN RIVER DR - DEMO
HSG# 26-014070; Immediately Dangerous Declaration: Demolition of 8975 sq. ft. one story Office Building, all utilities to be terminated within 5 Ft. of property-line, all slab, concrete, brick and footings shall be removed, the top one foot of fill shall be clean earth and graded level with adjoining property grade(s). The permittee shall provide such excavation with a Semi-permanent, six-foot-high fence, capable of resisting lateral force of fifteen (15) pounds per square foot, to protect the excavation on all sides from pedestrian access. All debris, building material and rubbish must be removed from the property not later than ten (10) days after the building structure(s) have been razed/demolished. SCC Chapter 15.44
2399 AMERICAN RIVER
MISC DRYROT REPAIRS AT FACIA AND SIDING -NO STRUCTURAL.
REROOF
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 12 squares of Torch Down Roofing. CRRC: 0676-0001
Voluntary Accessibility Upgrades
Provide new accessible route from parking lot entrance to existing accessible parking and public sidewalks. Add paving to existing accessible space and loading zone to provide compliant slope. Upgrade signage, relocate or replace restroom fixtures to improve accessibility. Adjust/replace hardware and signage at doorways per plan.
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 | 2399 American River Drive Residential Development(Z25-016) | 5+ · Owner | 15 (Jul 31, 2025) | — | — | — |
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
0.58 acres
Assessor's classification for assessment purposes. This is not zoning.
180 SCRIPPS DR; 180 SCRIPPS DR UNIT 101 UNIT 101; 180 SCRIPPS DR UNIT 102 UNIT 102
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 295-0040-021-0000. 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.