Sacramento 95825 · Campus Commons · APN 295-0040-039-0000 · City of Sacramento
Since October 2024 within ½ mile: 9 homes completed, 8 permitted, 1 proposed or in review; 2 demolitions.
20 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.
532 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.
$152,000
Benchmark range: $134,000 – $170,000
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-1 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)
Demolition permit application filed (COM-2607921)
Demolish Existing Building
DEMOLISH EXISTING 16,752 SINGLE STORY OFFICE BUILDING DAMAGED BY FIRE AND DECLARED IMMEDIATELY DANGEROUS. SLAB TO REMAIN FOR WEED CONTROL. REMOVAL OF SLAB WILL BE INCLUDED ON THE PERMIT FOR NEW BUILDING. · Contractor: P And P Building Wrecking Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Demolition permit issued (COM-2607921)
Demolish Existing Building
DEMOLISH EXISTING 16,752 SINGLE STORY OFFICE BUILDING DAMAGED BY FIRE AND DECLARED IMMEDIATELY DANGEROUS. SLAB TO REMAIN FOR WEED CONTROL. REMOVAL OF SLAB WILL BE INCLUDED ON THE PERMIT FOR NEW BUILDING. · Contractor: P And P Building Wrecking Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
223 Sandburg Dr · 1 unit · $120,650 valuation
Records span Jul 10, 2025 to Oct 28, 2025 (1 permit).
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)
1281 Vanderbilt Way · $10,800 valuation
Records span Aug 12, 2025 to Sep 3, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
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)
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).
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).
High-impact scale ($5,558,000 declared valuation across 27 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 ($1,500/yr) + local voter-approved bond debt ($210/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
+$7,656/yr
Cash needed: $33,000
NOI: $16,758/yr
P&I: $758/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 | +$379/mo | 13.8% | $1,540/mo | +$442/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,250/mo | +$638/mo | 23.2% | $1,426/mo | +$828/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 | +$786/mo | 28.6% | $1,393/mo | +$1,121/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 / completedApr 22, 2026 – Apr 22, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Demolish Existing Building
DEMOLISH EXISTING 16,752 SINGLE STORY OFFICE BUILDING DAMAGED BY FIRE AND DECLARED IMMEDIATELY DANGEROUS. SLAB TO REMAIN FOR WEED CONTROL. REMOVAL OF SLAB WILL BE INCLUDED ON THE PERMIT FOR NEW BUILDING.
SKYLIGHT
EPC - Replace sky light
HVAC 400 University ave
Replace 40 Ton Trane Chiller with 40 ton Carrier Chiller
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
2.65 acres
Assessor's classification for assessment purposes. This is not zoning.
400 UNIVERSITY AVE
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 295-0040-039-0000. 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.