Sacramento 95831 · Z'berg Park · APN 031-0094-005-0000 · 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 $692,000 ($609,000–$775,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 25,710 sq ft lot. Local precedent is active with 6 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
On-parcel permit history is indexed through May 4, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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.
$692,000
Benchmark range: $609,000 – $775,000
Closest lead: Klotz Ranch Apartments (0.23 mi S, entitled). 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 (~$695/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: 3 homes completed, 3 permitted.
5 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.
366 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 "Fee estimate" for 10.4 yr (since Jun 8, 2016), with no new permit record in 8.4 yr. · $12,000,000 declared valuation
In "Entitled" for 5.8 yr (since Feb 5, 2021), with no new permit record in 5.8 yr. · 266 units
In "Entitled" for 5.4 yr (since Jun 3, 2021), with no new permit record in 5.4 yr. · 1 unit
Nearby roof replacement (7601 Amherst St): First appeared in published agency feed
Record COM-2621837 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (7565 Greenhaven Dr): Status changed from Applied to Process Wait
Record COM-2618945 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (1239 Spruce Tree Cir): First appeared in published agency feed
Record RES-2621800 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (1110 Alder Tree Way): Status changed from Applied to Process Wait
Record COM-2618929 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (8 Florence Ct): Status changed from Issued to Finaled
Record RES-2616580 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (7478 Myrtle Vista Ave): Status changed from Issued to Expired Permit
Record RES-2521678 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (1640 Belinda Way): First appeared in published agency feed
Record RES-2622088 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (1320 Valley Brook Ave): Status changed from Plan Check Target to Issued
Record RES-2621439 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (1320 Valley Brook Ave): Issued date changed from (blank) to 2026-10-01
Record RES-2621439 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (7525 Myrtle Vista Ave): Status changed from Ready-to-Issue to Finaled
Record RES-2621362 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (7525 Myrtle Vista Ave): Issued date changed from (blank) to 2026-09-28
Record RES-2621362 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (1160 Alder Tree Way): Status changed from Applied to Process Wait
Record COM-2618939 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (7547 Greenhaven Dr): Status changed from Applied to Process Wait
Record COM-2618932 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (7461 Amherst St): Status changed from Issued to Expired Permit
Record RES-2520470 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby repair tied to a housing/code case (7378 Alma Vista Way): Status changed from Issued to Finaled
Record RES-2607602 · 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 →In "Entitled" for 5.8 yr (since Feb 5, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (266 housing units across 0 permits).
In "Fee estimate" for 10.4 yr (since Jun 8, 2016), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). High-impact scale ($12,000,000 declared valuation across 17 permits).
In "Entitled" for 5.4 yr (since Jun 3, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
High-impact scale (49 housing units, $6,551,379 declared valuation across 79 permits).
High-impact scale ($2,000,000 declared valuation across 6 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 659 parcels
−72.7% YoY
City baseline: 30.4 / 1k
14 in trailing 24m
Includes 3 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Best Of Remodel | Electrical / panel | 4 on parcel4 in ½ mi | $15,915 | 21 vs 3 prior |
| Honest Sewer And Drain | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $17,250 | 0 vs 0 prior |
| B And Brothers Roofing | Roof replacement | 1 on parcel1 in ½ mi | $16,400 |
| 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 95831
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 ($6,900/yr) + local voter-approved bond debt ($966/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.
−$28,480/yr
Cash needed: $151,800
NOI: $13,388/yr
P&I: $3,489/mo
For $0/mo net cash flow
At $2,550/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 | $2,346/mo | −$2,666/mo | -21.1% | $6,068/mo | −$2,634/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,550/mo | −$2,373/mo | -18.8% | $5,616/mo | −$2,197/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,703/mo | −$2,205/mo | -17.4% | $5,486/mo | −$1,864/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 ↗
E-Permit: Drain Line replacement or repair, 100 L.F.
E-Permit: - Overhead service, adding 5 outlets (120V), adding 1 exhaust fans.
E-Permit: Tub Replacement. Toilet replacement, 1.
E-Permit: - Overhead service, adding 5 outlets (120V), adding 1 exhaust fans.
E-Permit: Shower Replacement. Toilet replacement, 1.
E-Permit: existing panel 100 Amps - Overhead service, new main panel 200 Amps, New Install weather head/masthead work.
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 34 squares of 30yr Laminated Dimensional Composition. CRRC: 0890-0002
addition remodel
construct a single story addition 1195 sq ft, 1350 sq ft garage, 138 sq ft patio cover and convert existing 536 sq ft carport to garage. remodel to 1 complete kitchen remodel, 2 complete bathroom remodels, replace existing hvac like for like, t/o existing comp roof like for like, c/o all existing windows like for like no change to the openings, replace existing msp with 200 msp, c/o exising 50 gallon gas water heater like for like. 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
0.59 acres
Assessor's classification for assessment purposes. This is not zoning.
7549 ALMA VISTA WAY
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 031-0094-005-0000. 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.
| Villa Electric | Electrical / panel | 1 on parcel1 in ½ mi | $4,000 | 0 vs 0 prior |
| Sequoia Construction Services Recent nearby: 7545 Greenhaven Dr (Oct 13, 2026) | Commercial tenant improvement | 27 in ½ mi | $4,900,000 | 27 vs 0 prior |
| Kitchen Mart Recent nearby: 16 Paisan Ct (Oct 24, 2025) | Remodel / interior alteration | 10 in ½ mi | $343,550 | 62 vs 72 prior−14% |
| The Spanos Recent nearby: 7606 Klotz Ranch Ct (Oct 3, 2024) | New multifamily / condos / mixed-use | 9 in ½ mi | $43,046,966 | 4 vs 2 prior |
| Crowne Development Recent nearby: 7618 River Ranch Way (Sep 6, 2016) | New single-family home | 6 in ½ mi | $2,042,326 | 0 vs 0 prior |
| Dave Gross Enterprises Recent nearby: 7660 Roman Oak Way (Sep 28, 2023) | Pool / spa | 5 in ½ mi | $344,500 | 13 vs 37 prior−65% |
| Americas Vinyl Exteriors Recent nearby: 7658 El Rito Way (Sep 2, 2020) | Remodel / interior alteration | 5 in ½ mi | $206,320 | 26 vs 33 prior−21% |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage)On this parcel | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alteration | 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.