Sacramento 95825 · Sierra Oaks · APN 295-0384-001-0000 · City of Sacramento
Since October 2024 within ½ mile: 8 homes completed, 17 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.
453 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: 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
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
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 4.1 yr (since Oct 3, 2022), with no new permit record in 4.1 yr. · 115 units · $9,732,800 declared valuation
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 "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)
190 Scripps Dr · 9 units · $2,835,000 valuation
Records span Jul 31, 2025 to Jun 30, 2026 (6 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
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)
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 (9 housing units, $2,835,000 declared valuation across 6 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 694 parcels
−54.5% 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 ($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 ↗
Fee estimate115 unitsOct 3, 2022 – Oct 3, 2022
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
FIRE ALARM SUITE 102
EPC - THE SCOPE OF THIS PROJECT IS TO SHOW THE ADDITION OF NEW NOTIFICATION APPLIANCES AND AUTOMATIC DETECTION (ABOVE AND BELOW THE CEILING) WITHIN SUITE 102, WHICH IS UNDERGOING T.I. WORK. THREE NEW RELAY MODULES SHALL BE INSTALLED TO PROVIDE HVAC SYSTEMS SHUTDOWN.
2 SCRIPPS DRIVE
EPC - THE INTENT OF THIS PLAN IS TO SHOW THE ADDITION OF NEW NOTIFICATION APPLIANCES AND AUTOMATIC DETECTION (ABOVE AND BELOW THE CEILING) WITHIN SUITE 100, WHICH IS UNDERGOING T.I. WORK.
Suite 102 - Interior Remodel
EPC - Demo existing framing, add new offices with plumbing, electrical, T-bar ceiling, HVAC
2 SCRIPPS DR - SUITE 310 FIRE ALARM UPGRADE
EPC - SUITE 310 - THE SCOPE OF THIS PROJECT IS THE ADDITION OF NEW FIRE ALARM NOTIFICATION APPLIANCES AND AUTOMATIC DETECTION (ABOVE AND BELOW THE CEILING) WITHIN SUITE #310, WHICH IS CURRENTLY UNDERGOING REMODEL WORK.
fire equipment
EPC - THE SCOPE OF THIS PROJECT IS TO INSTALL NEW FIRE ALARM NOTIFICATION APPLIANCES AND AUTOMATIC DETECTION (ABOVE AND BELOW THE CEILING) WITHIN SUITE 208, WHICH IS UNDERGOING T.I. WORK.
2 Scripps Drive suite #100 REMODEL
EPC - Demo existing Framing, add new offices with plumbing electrical, T-Bar ceiling, HVAC.
2 SCRIPPS DR - SUITE 310 REMODEL
EPC - Demo existing framing, add new offices with plumbing, electrical, T-Bar ceiling, HVAC - Demo existing non-structural partitions, construction of new non-structural partitions, new millwork and sink locations, new electrical outlets, new T-Bar ceiling, new LED lighting, and new HVAC registers and ducting. NO ADA UPGRADES PROPOSED.
2 SCRIPPS DR SUITE 201-FIRE ALARM
EPC - SUITE 201 - ADDITION OF NEW NOTIFICATION APPLIANCES AND AUTOMATIC DETECTION (ABOVE AND BELOW THE CEILING) WITHIN SUITE 201. EXISTING WIRING, DEVICES AND APPLIANCES SHALL REMAIN AS APPROVED INSTALLED AND SHALL NOT BE MODIFIED.
SUITE 202 - REMODEL
EXPEDITED - EPC - Suite 202 - Remodel existing office space to include demo of existing partitions, new partitions, new outlets, new t-bar ceiling, hvac registers and ducting.
SUITE 301 - OFFICE REMODEL
EPC - SUITE 301 - OFFICE REMODEL TO INCLUDE DEMO AND ADD PARTITIONS, OUTLETS, TBAR CEILING, LIGHTING, AND HVAC REGISTERS AND DUCTING.
SUITE 210 - OFFICE REMODEL
EPC - SUITE 210 - REMODEL TO INCLUDE DEMO AND CONSTRUCTION OF PARTITION WALLS, NEW OUTLETS, T-BAR CEILING, LIGHTING, HVAC REGISTERS AND DUCTS.
2 SCRIPPS DR - SUITE 208 REMODEL
EPC - Remodel existing medical office - Demo of existing non-structural partitions, construction of new non-structural partitions, new millwork and sink locations, new electrical outlets, new T-Bar ceiling, new LED lighting, and new HVAC registers & ducting.
Revision to 2 Scripps Dr Mechanical Equipment
EPC. Revision to COM-2309455, COM-2301406 and COM-2313923. Removed Mechanical Equipment that was not part of contract work. Revisions were made to Mechanical sheets to match revisions made to Archecturals, Electrical and Plumbing Sheets that were approved on Plan Set COM-2313923. Mechanical EOR included a Transmittal letter noting clouded changes. Narrative in app file.
Rev to COM-2301406 2 Scripps Drive
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
1.93 acres
Assessor's classification for assessment purposes. This is not zoning.
2 SCRIPPS DR; 2 SCRIPPS DR STE 100 STE 100; 2 SCRIPPS DR STE 101 STE 101
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 295-0384-001-0000. 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.
EPC - Revision to COM-2301406 (2 Scripps Drive Medical Office) repairs performed due to fire and smoke damage of approximately 14,700 sqft of affected medical office building space. Revisions include general notes, plot plan, door/window schedules, code compliance plan, roof plan, structural details, see narrative and plans for full changes.
Campus Common Fire Repair Medical Office Building - Added Scope
EXPEDITED - EPC - Added scope to COM-2301406 for Electrical and plumbing - updated schedules, added scope - receptacles, lighting and controls, egress, added title 24 docs. revised roof drains, domestic water, vacuum, natural gas, and compressed Air.
Campus Common Fire Repair Medical Office Building - Fire Alarm
EPC - The scope of this permit is to install a fire alarm system in a non-sprinklered building within the exit corridors. Automatic detection shall be installed below and above the dropped T-bar ceilings within the exit corridors. Smoke detectors shall be installed within restrooms accessible from the exit corridors. Manual fire alarm boxes shall be installed at exit/stair doors. Smoke detectors shall be installed at each elevator lobby and within the elevator machine room. Duct smoke detectors (installed and powered by others) shall be supervised by the FACU. Each duct smoke detector shall be provided with an addressable relay module for HVAC system shutdown. A relay module shall be installed for fire smoke damper activation on the second floor. Notification appliances shall be installed within all exit corridors. Notification appliances shall be installed within restroom accessible from exit corridors. The system shall communicate with the supervising central station via a cellular communicator. As tenant spaces are built-out the fire alarm system plans shall be revised and submitted to the fire department for approval before each tenant space is occupied. REFERENCE - FIRE DAMAGE REPAIR UNDER ISSUED PERMIT COM-2301406.
Campus Common Fire Repair Medical Office Building - Revision
EPC. Revision to COM-2301406 medical office building. Mechanical scope change. Tapered roof, mechanical platforms, structural calcs and details. Reduction in units. Addition of tapered insulated roof and mechanical platforms.
Temp Power 2 Scripps Drive
EPC. Temporary Power Single line diagram
Replacement Permit for COM-2127151 Due to GC Change Damage Repair Medical Office Building
EPC. Replacement Permit for COM-2127151 Due to GC Change . No plan review required for this permit number. Fire, Smoke, Water damage repair. 14,700 sq ft of affected medical office building space. Repairs include selective demolition of interior finishes, windows, framing, siding, trim, roofing, HVAC units, plumbing, mechanical, electrical, insulation, drywall, t-bar ceiling, acoustical ceiling tile, lighting, paint, doors, hardware, floor coverings, and finish carpentry. Construction type V-B, Occupancy: B and S-1. No planning plan check per approved planning exemption form. -(SUB-2225391) Other permits related to this permit (including added scope of work) include COM-2309455, COM-2309277, COM-2307201.
New 5-Story Apartment
EPC - MULTI-FAMILY HOUSING - FEE ESTIMATE ONLY- NOT A PERMIT Demolish the existing 35,712 SF medical office and add a new 67,355 SF 5-story apartment building with 115 units. Type VA. R2 Occupancy R - PLNG-INSP
Campus Common Fire Repair Medical Office Building
EPC. Fire, Smoke, Water damage repair. 14,700 sq ft of affected medical office building space. Repairs include selective demolition of interior finishes, windows, framing, siding, trim, roofing, HVAC units, plumbing, mechanical, electrical, insulation, drywall, t-bar ceiling, acoustical ceiling tile, lighting, paint, doors, hardware, floor coverings, and finish carpentry. Construction type V-B, Occupancy: B and S-1. No planning plan check per approved planning exemption form.
Temp Power
Temporary power for fire damage clean-up and security lighting.
HVAC - C/O - Unit #101
Like for like change out of a Split Heat Pump Unit on roof and above ceiling. 18K BTU, 14 SEER, 24K BTU no duct work.
HVAC - C/O - Unit #110
Like for like change out of a 1.5 Ton Mini Split Unit on roof and in server room. 18K BTU, no duct work.
Unit # 201 HVAC
Unit #201 - C/O HVAC split system
C/O (2) Air Handlers
No ductwork. C/O (2) existing 2.5-ton / 30k btu air handlers in ceiling.
HVAC C/O
HVAC C/O LIKE FOR LIKE 1.5 TON HEAT PUMP LOCATED OUTSIDE AND ON THE GROUND 18KBTU
REVISION TO COM-1605515 Remodel Suite 308 & 310
REVISION TO COM-1605515 Remodel Suite 308 & 310 BEAM LAYOUT HAS BEEN MODIFIED HANGER SIZES AND POSTS HAVE BEEN VERIFIED OR MODIFIED ACCORDINGLY. ADDITION OF DETAILS WERE ADDED FOR CLARITY.
Remodel Suite 308 & 310
Remodeling the two vacant suites and combining them into one.
Suite 110 Remodel
EXPEDITED - Remodel existing medical office suite to convert 3 existing rooms to 3 blood draw & processing rooms.