Sacramento 95820 · Colonial Village · APN 023-0264-001-0000 · City of Sacramento
Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $404,000 ($356,000–$452,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 6,534 sq ft lot. Local precedent is active with 8 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Nov 7, 2024).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
all of the lot of the parcel intersects Zone X: reduced flood risk due to levee. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$404,000
Benchmark range: $356,000 – $452,000
Remodel / interior alteration (RES-2102665): Issued after 2 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Accessory dwelling unit at 5541 79th St (0.49 mi E, in review). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$421/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Since November 2024 within ½ mile: 7 homes completed, 6 permitted, 5 proposed or in review; 1 demolition; 1 commercial or mixed-use project.
16 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.
418 permits within ½ mile since November 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 Nov 1, 2026 · Retrieved Nov 3, 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 Nov 11, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 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 8 yr (since Nov 28, 2018), with no new permit record in 7.5 yr. · 1 unit · $239,085 declared valuation
In "Entitled" for 7.1 yr (since Oct 8, 2019), with no new permit record in 7 yr. · 1 unit · $365,408 declared valuation
In "Entitled" for 5 yr (since Nov 4, 2021), with no new permit record in 5 yr. · 1 unit
In "Entitled" for 4.5 yr (since May 18, 2022), with no new permit record in 4.4 yr. · 1 unit · $31,399 declared valuation
In "Entitled" for 5 yr (since Nov 23, 2021), with no new permit record in 3.2 yr. · 1 unit · $507,642 declared valuation
In "Entitled" for 2.7 yr (since Feb 28, 2024), with no new permit record in 2.7 yr. · 1 unit
Nearby plumbing / water heater / sewer (5000 78th St): Status changed from Issued to Finaled
Record RES-2620142 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (4960 Alcott Dr): First appeared in published agency feed
Record RES-2621638 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2607578 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (5780 Belleview Ave): Status changed from Issued to Finaled
Record RES-2604643 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2616717 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2616717 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2616717 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2616717 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (7820 25th Ave): First appeared in published agency feed
Record RES-2623692 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (6950 21st Ave): First appeared in published agency feed
Record COM-2622112 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (5231 73rd St B): First appeared in published agency feed
Record RES-2623217 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (4961 Lippitt Ln): Status changed from Issued to Finaled
Record RES-2620913 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (4970 Lippitt Ln): First appeared in published agency feed
Record RES-2623176 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (5400 Emerson Rd): Status changed from Issued to Expired Permit
Record RES-2521287 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (5321 Whittier Dr): Status changed from Issued to Finaled
Record RES-2608005 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff 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 →Issued after 2 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
In "In review" for 3 mo (since Aug 4, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). work_desc changed to "EPC - Conversion of an existing room addition constructed in 1961 on permit D-8105 into a 211 sq. ft. ADU studio. Carbon monoxide & Smoke alarms are required. Reference CRC sections R310 & R311. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt). All work subject to field inspections." in snapshot Nov 1, 2026.
In "Entitled" for 5 yr (since Nov 23, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 5 yr (since Nov 4, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 7.1 yr (since Oct 8, 2019), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 8 yr (since Nov 28, 2018), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,194 parcels
−54.5% YoY
City baseline: 30.4 / 1k
16 in trailing 24m
Includes 7 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Yancey Home Improvements | Remodel / interior alteration | 1 on parcel2 in ½ mi | $37,850 | 7 vs 0 prior |
| Quality First Home Improvement | Plumbing / water heater / sewer | 1 on parcel2 in ½ mi | $23,100 | 2 vs 20 prior−90% |
| Precise Price Electrical | Electrical / panel | 2 on parcel |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 3,657 | 28d | 45d | 85d | 184d | 41d(vs 51d prior) |
| New duplex / half-plex | 115 | 82d | 184d | 416d | 575d | 144d(vs 361d prior) |
| New multifamily / condos / mixed-use | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
| Accessory dwelling unit (new or conversion) |
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 ($4,050/yr) + local voter-approved bond debt ($567/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$13,278/yr
Cash needed: $89,100
NOI: $11,297/yr
P&I: $2,048/mo
For $0/mo net cash flow
At $1,975/mo gross 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 | −$1,333/mo | -18.0% | $3,678/mo | −$1,302/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$1,107/mo | -14.9% | $3,405/mo | −$963/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 | −$976/mo | -13.1% | $3,326/mo | −$705/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 ↗
Change-out installation of Gas - 050 gallon to Electric - 052 gallon, located inside building, screening not required.
E-Permit: existing panel 100 Amps - Overhead service, new main panel 100 Amps, New Install weather head/masthead work.
Kitchen Remodel
Non-structural kitchen remodel to include replacement of cabinets / countertops, plumbing / electrical fixtures, new appliances, and finishes. Smoke & Carbon Monoxide Alarms required per CRC sections R314 & R315. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Residences built after January 1, 1994 are exempt). Changes in this scope require PRE-approval from Building Department. Access to perform inspection/s must be provided by the Party requesting the inspection.
E-Permit: Water Re-pipe, 80 L.F. Kitchen Sink/Faucet and/or Disposal Replacement.
Electrical Circuits
AA: - Overhead service. Moving Circuits in garage. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 19 squares of 40yr Laminated Dimensional Composition. In-progress inspection required if 10 squares or greater.
REAGIN PROPERTY; BATH REMODEL
BATH REMODEL; NEW TUB, TOILET, VANITY,COUNTERS, SINKS, NEW PLUMBING/VALVES, NEW EXHAUST FAN, NEW LIGHT FIXTURES, NEW GFCI OUTLETS. 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).”
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Nov 1, 2026 · Retrieved Nov 3, 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 Nov 9, 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 Nov 11, 2026 · Retrieved Nov 11, 2026
0.15 acres
Assessor's classification for assessment purposes. This is not zoning.
5310 EMERSON RD
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 8, 2026 · Retrieved Nov 8, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 023-0264-001-0000. 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.
| $2,900 |
| 0 vs 0 prior |
| Kingdom Heating And Air | Remodel / interior alteration | 1 on parcel1 in ½ mi | $35,000 | 0 vs 0 prior |
| American Home Energy Savers | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $6,200 | 14 vs 35 prior−60% |
| Pacific Builders Recent nearby: 4971 64th St (Aug 3, 2023) | Addition (adds square footage) | 9 in ½ mi | $106,426 | 12 vs 26 prior−54% |
| Precision General Commercial Contractors Recent nearby: 7600 Fruitridge Rd (Jan 2, 2020) | Commercial tenant improvement | 8 in ½ mi | $3,488,000 | 0 vs 16 prior−100% |
| Superior Electrical Service Technicians Recent nearby: 7600 Fruitridge Rd (Dec 4, 2017) | Remodel / interior alteration | 6 in ½ mi | $48,000 | 0 vs 7 prior |
| Solid Construction And Design Recent nearby: 7120 20th Ave (Sep 18, 2024) | Remodel / interior alteration | 3 in ½ mi | $235,499 | 32 vs 32 prior+0% |
| Yancey Recent nearby: 4930 Quonset Dr (Dec 14, 2023) | Remodel / interior alteration | 3 in ½ mi | $78,041 | 38 vs 46 prior−17% |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage) | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alterationOn this parcel | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Roof replacementOn this parcel | 19,072 | 0d | 0d | 0d | 2d | 0d |
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.