Sacramento 95820 · Colonial Manor · APN 021-0335-038-0000 · City of Sacramento
Since October 2024 within ½ mile: 9 homes completed, 7 permitted, 6 proposed or in review; 1 demolition; 1 commercial or mixed-use project.
22 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.
484 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.
$622,000
Benchmark range: $547,000 – $697,000
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 R-1 as single-family residential, 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 "Entitled" for 6.8 yr (since Jan 9, 2020), with no new permit record in 6.8 yr. · 28 units
In "Fee estimate" for 5.2 yr (since Aug 17, 2021), with no new permit record in 5.2 yr. · 1 unit · $252,140 declared valuation
Permit issued and active for 3.7 yr (first record Feb 8, 2023), with no completion or new permit record in 3.4 yr. · 1 unit · $51,983 declared valuation
In "Entitled" for 2.1 yr (since Sep 24, 2024), with no new permit record in 2.1 yr. · 2 units · $198,362 declared valuation
In "Entitled" for 16 mo (since Jun 26, 2025), with no new permit record in 16 mo. · 1 unit
In "Entitled" for 3.3 yr (since Jul 18, 2023), with no new permit record in 14 mo. · 2 units · $18,000 declared valuation
Latest published Zillow Home Value Index (ZHVI) update
Changed from $394,280 in September 2025 to $394,550 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95820 (not a parcel appraisal)
4270 69th St · 1 unit · $200,621 valuation
Records span Nov 12, 2025 to Sep 25, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
4755 69th St · 1 unit · $52,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
4230 77th St · 1 unit · $220,277 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
4301 71st St · 1 unit · $151,500 valuation
Records span Apr 16, 2026 to Jul 7, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
4706 65th St · 1 unit · $67,500 valuation
Records span Dec 15, 2025 to Jun 24, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Accessory dwelling unit (new or conversion) permit issued (RES-2605469)
ADU
EPC - Construct 580sf detached ADU, 1bed/1bath, with 12sf utility space. Carbon monoxide & Smoke alarms are required. Reference CRC sections R315 & R314. All work subject to field inspections. · Declared valuation: $180,000 · 1 housing unit · Contractor: Luxera Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
4053 69th St · 2 units · $211,170 valuation
Records span Dec 17, 2025 to May 13, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
4401 65th St · 1 unit · $20,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
7420 Vandenberg Dr · $100,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Accessory dwelling unit (new or conversion) permit application filed (RES-2605469)
ADU
EPC - Construct 580sf detached ADU, 1bed/1bath, with 12sf utility space. Carbon monoxide & Smoke alarms are required. Reference CRC sections R315 & R314. All work subject to field inspections. · Declared valuation: $180,000 · Contractor: Luxera Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
7512 25th Ave · 1 unit · $106,714 valuation
Records span Dec 15, 2025 to Feb 26, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
4712 65th St · 1 unit · $140,000 valuation
Records span May 17, 2024 to Nov 26, 2025 (4 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
4280 69th St · 1 unit · $263,117 valuation
Records span Feb 3, 2025 to Oct 31, 2025 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Annual ZIP 95820 home-value index checkpoint
Changed from $411,005 in September 2024 to $394,280 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95820 (not a parcel appraisal)
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 "Entitled" for 6.8 yr (first record Jan 9, 2020) with no new permit activity recorded in 6.8 yr. High-impact scale (28 housing units, 3 deed-restricted affordable across 0 permits).
Active in "Issued" for 3.7 yr (first record Feb 8, 2023) with no new permit activity recorded in 3.4 yr.
Active in "Entitled" for 2.1 yr (first record Sep 24, 2024) with no new permit activity recorded in 2.1 yr.
Active in "Entitled" for 16 mo (first record Jun 26, 2025) with no new permit activity recorded in 16 mo.
Active in "Fee estimate" for 5.2 yr (first record Aug 17, 2021) with no new permit activity recorded in 5.2 yr.
Active in "Entitled" for 3.3 yr (first record Jul 18, 2023) with no new permit activity recorded in 14 mo.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,147 parcels
−50.0% YoY
City baseline: 30.6 / 1k
15 in trailing 24m
Includes 8 ADUs
HUD Small Area Fair Market Rent · ZIP 95820
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 ($6,200/yr) + local voter-approved bond debt ($868/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$28,775/yr
Cash needed: $136,400
NOI: $8,846/yr
P&I: $3,135/mo
For $0/mo net cash flow
At $1,975/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 | $1,817/mo | −$2,625/mo | -23.1% | $5,481/mo | −$2,611/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$2,398/mo | -21.1% | $5,073/mo | −$2,272/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,094/mo | −$2,267/mo | -19.9% | $4,955/mo | −$2,014/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 ↗
Issued1 unitsMar 19, 2026 – Jun 16, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
ADU
EPC - Construct 580sf detached ADU, 1bed/1bath, with 12sf utility space. Carbon monoxide & Smoke alarms are required. Reference CRC sections R315 & R314. All work subject to field inspections.
hagelberg remodel
EXPEDITED - remodeling existing bathroom including new vanity, toilet, tub/shower, flooring, plumbing and electrical fixtures. kitchen including new flooring, cabinets, counter, plumbing and electrical fixtures. adding wall in existing dining room to create a second bathroom with a barn door. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314, Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).”
Change-out Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%.
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
0.20 acres
Assessor's classification for assessment purposes. This is not zoning.
6941 21ST AVE; 6951 21ST 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 021-0335-038-0000. 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.