Sacramento 95831 · Z'berg Park · APN 031-0182-008-0000 · City of Sacramento
Zoned R-1-EA-3 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $646,000 ($568,000–$724,000).
Zoned R-1-EA-3 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 10,019 sq ft lot. Local precedent is active with 1 ADU permit 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 1, 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.
$646,000
Benchmark range: $568,000 – $724,000
Closest lead: ACC Assisted Living Facility at Maple Tree (0.39 mi S, fee estimate). 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 (~$651/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: 4 homes completed, 3 permitted; 1 demolition; 1 commercial or mixed-use project.
8 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.
415 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 5.4 yr (since Jun 3, 2021), with no new permit record in 5.4 yr. · 1 unit
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 solar / battery storage (7309 Idle Wild St): First appeared in published agency feed
Record RES-2621833 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (7458 Greenhaven Dr 239): Status changed from Issued to Finaled
Record COM-2621275 · 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
Nearby commercial tenant improvement (7569 Greenhaven Dr): Status changed from Applied to Process Wait
Record COM-2618950 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (7557 Greenhaven Dr): Status changed from Applied to Process Wait
Record COM-2618953 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (8 Venezia Ct): Status changed from Issued to Finaled
Record RES-2617153 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (1332 Lynette Way): First appeared in published agency feed
Record RES-2621586 · 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 "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 ($20,092,704 declared valuation across 2 permits).
High-impact scale ($1,093,215 declared valuation across 5 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 |
|---|---|---|---|---|
| Fo Kitchen And Baths General Contractor | Remodel / interior alteration | 1 on parcel3 in ½ mi | $53,000 | 22 vs 20 prior+10% |
| Bell Brothers Heating And Air | HVAC / heat pump | 2 on parcel2 in ½ mi | $18,819 | 12 vs 27 prior−56% |
| Kaler General Contractors Recent nearby: (Dec 28, 2022) |
| 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 ($6,450/yr) + local voter-approved bond debt ($903/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.
−$25,236/yr
Cash needed: $141,900
NOI: $13,901/yr
P&I: $3,261/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 | −$2,396/mo | -20.3% | $5,691/mo | −$2,361/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,550/mo | −$2,103/mo | -17.8% | $5,267/mo | −$1,923/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 | −$1,935/mo | -16.4% | $5,145/mo | −$1,590/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 ↗
7431 GOLDEN OAK WAY - BATHROOM REMODEL
MASTER BATHROOM UPDATE. UPDATE SHOWER WALL AND BASE WITH NEW TILE, NEW TOILET, NEW SHOWER GLASS, REPLACE CABINET, ADD EXHAUST FAN, NEW SINK AND FAUCET. WATER CONSERVING FIXTURES ARE REQUIRED TO BE INSTALLED THROUGHOUT THIS RESIDENCE PER SB 407 (NOTE: RESIDENCES BUILT AFTER JANUARY 1, 1994, ARE EXEMPT). CARBON MONOXIDE & SMOKE ALARMS ARE REQUIRED. REFERENCE CRC SECTIONS R315 & R314. ALL WORK IS SUBJECT TO FIELD INSPECTION.
7431 Golden Oak Way res water heater permit minor no plans
Water Heater Permit: New 40 gallon gas water heater, like for like, outside. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994, are exempt). Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
E-Permit: Water Service replacement or repair, 25 L.F.
HVAC - SPLIT SYSTEM C/O
CHANGE OUT (RUUD) 16 SEER 13 EER 3 TON SPLIT SYSTEM IN CLOSET ONLY . 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 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
0.23 acres
Assessor's classification for assessment purposes. This is not zoning.
7431 GOLDEN OAK 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 031-0182-008-0000. 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.
| Remodel / interior alteration |
| 40 in ½ mi |
| $990,000 |
| 2 vs 19 prior−89% |
| Sequoia Construction Services Recent nearby: 1100 Alder Tree Way (Oct 13, 2026) | Commercial tenant improvement | 27 in ½ mi | $4,900,000 | 27 vs 0 prior |
| Jad Constructon Recent nearby: 109 Fountain Oaks Cir 64 (Apr 25, 2025) | Demolition | 7 in ½ mi | $87,350 | 14 vs 0 prior |
| Kitchen Mart Recent nearby: 16 Paisan Ct (Oct 24, 2025) | Remodel / interior alteration | 6 in ½ mi | $206,279 | 62 vs 72 prior−14% |
| West Fork Construction Recent nearby: 7405 Greenhaven Dr (Mar 13, 2019) | Commercial tenant improvement | 4 in ½ mi | $7,759,228 | 0 vs 0 prior |
| Creative Patio Works Recent nearby: 7542 Myrtle Vista Ave (Sep 12, 2022) | Addition (adds square footage) | 4 in ½ mi | $41,285 | 2 vs 6 prior |
| Imkat Construction Recent nearby: 1335 Valley Brook Ave (Jun 18, 2026) | Accessory dwelling unit (new or conversion) | 3 in ½ mi | $390,740 | 61 vs 23 prior+165% |
| Americas Vinyl Exteriors Recent nearby: 1316 Sharon Way (Dec 26, 2018) | Remodel / interior alteration | 3 in ½ mi | $61,320 | 26 vs 33 prior−21% |
| 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 alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| HVAC / heat pumpOn this parcel | 19,324 | 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.