Sacramento 95831 · Pocket · APN 031-0450-001-0000 · City of Sacramento
Zoned R-2B-R in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $743,000 ($654,000–$832,000).
Zone R-2B-R allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
Public building records show issued construction/renovation work on this parcel (13 total permits, latest Mar 2, 2023).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
318 substantial renovation & housing permits over 24 months (35.6 per 1,000 parcels vs. 30.4 citywide baseline) (#19 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Pocket)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$743,000
Benchmark range: $654,000 – $832,000
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)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$743/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: 1 proposed or in review.
1 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.
552 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-2B as multifamily 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.
Nearby windows / doors / siding (6867 Steamboat Way): Status changed from Issued to Finaled
Record RES-2619682 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (754 El Macero Way): First appeared in published agency feed
Record RES-2621892 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (487 Spinnaker Way): Status changed from Issued to Finaled
Record RES-2619384 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (7044 Lazy River Way): Status changed from Issued to Expired Permit
Record RES-2521327 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (480 Spinnaker Way): First appeared in published agency feed
Record RES-2623302 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (530 Shaw River Way): First appeared in published agency feed
Record RES-2622034 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (415 Sailwind Way): First appeared in published agency feed
Record RES-2622181 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (54 Sage River Cir): First appeared in published agency feed
Record RES-2622226 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (34 Pebble River Cir): Status changed from Issued to Finaled
Record RES-2615929 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (6929 Sailboat Way): First appeared in published agency feed
Record RES-2622610 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (7302 River Place Way): First appeared in published agency feed
Record RES-2622010 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (443 Pimentel Way): Status changed from Issued to Finaled
Record RES-2615405 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (18 Cool River Ct): First appeared in published agency feed
Record RES-2623810 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (7262 Bayview Way): First appeared in published agency feed
Record RES-2622383 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (7327 Marani Way): First appeared in published agency feed
Record RES-2622592 · 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 →No active projects on this parcel or within ½ mile currently exceed empirical 75th-percentile review-time thresholds or high-scale alerts.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 8,924 parcels
−7.3% YoY
City baseline: 30.4 / 1k
318 in trailing 24m
Includes 7 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Precision General Commercial Contractors | Commercial tenant improvement | 8 on parcel8 in ½ mi | $4,300,000 | 0 vs 16 prior−100% |
| Aztec Solar | Solar / battery storage | 3 on parcel4 in ½ mi | $102,827 | 4 vs 1 prior |
| Family Mechanical Services | HVAC / heat pump | 1 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 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 ($7,450/yr) + local voter-approved bond debt ($1,043/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.
−$32,444/yr
Cash needed: $163,900
NOI: $12,761/yr
P&I: $3,767/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 | −$2,997/mo | -21.9% | $6,529/mo | −$2,969/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,550/mo | −$2,704/mo | -19.8% | $6,043/mo | −$2,531/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 | −$2,536/mo | -18.6% | $5,903/mo | −$2,199/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 ↗
EPC- SHARED PLAN 3 of 3 PV Solar - Building 4
EPC - 5.22kw Solar PV System, and 0gal Solar WH System (water heater installed null). SHARED PLANS UNDER COM-2301977, COM-2302015 and COM-2302017
EPC- SHARED PLAN 2 of 3 PV Solar - Building 5
EPC - 5.22kw Solar PV System, and 0gal Solar WH System (water heater installed null). SHARED PLANS UNDER COM-2301977, COM-2302015 and COM-2302017
EPC- SHARED PLAN 1of 3 PV Solar - Building 8
EPC - 16.965kw Solar PV System, and 0gal Solar WH System (water heater installed null). SHARED PLANS UNDER COM-2301977, COM-2302015 and COM-2302017
Sign Relocation at Gloria Dr.
EPC - Revision to relocate sign (COM-2206668). Monument sign under a separate permit.
Remodel- Interior and Exterior for Building 7
EXPEDITED - EPC - Size- 3595 SF. Construction- VB. Occupancy- R2. Units 9-12. This permit is for Building 7. No sprinklers. Interior rehab includes- new flooring, new lighting, new cabinets, new appliances, new plumbing fixtures, paint, replace HVAC- (4), 2 bed units. Exterior work include- new hardie lap siding and trim, new vinyl windows, new asphalt shingle roofing. - PLNG-INSP Shared plans reviewed under COM-2206668
Remodel- Interior and Exterior for Building 6
EXPEDITED - EPC - Size- 5380 SF. Construction- VB. Occupancy- R2. Units 13-18. This permit is for Building 6. No sprinklers. Interior rehab includes- new flooring, new lighting, new cabinets, new appliances, new plumbing fixtures, paint, replace HVAC- (5), 2 bed units, 2 accessible remodel. Exterior work include- new hardie lap siding and trim, new vinyl windows, new asphalt shingle roofing. - PLNG-INSP Shared plans reviewed under COM-2206668
Remodel- Interior and Exterior for Building 5
EXPEDITED - EPC - Size- 5380 SF. Construction- VB. Occupancy- R2. Units 19-24. This permit is for Building 5. No sprinklers. Interior rehab includes- new flooring, new lighting, new cabinets, new appliances, new plumbing fixtures, paint, replace HVAC- (5), 2 bed units, 2 bed accessible remodel. Exterior work include- new hardie lap siding and trim, new vinyl windows, new asphalt shingle roofing. - PLNG-INSP Shared plans reviewed under COM-2206668
Remodel- Interior and Exterior for Building 4
EXPEDITED - EPC - Size- 2297 SF. Construction- VB. Occupancy- R2. Units 23-28. This permit is for Building 4. No sprinklers. Interior rehab includes- new flooring, new lighting, new cabinets, new appliances, new plumbing fixtures, paint, replace HVAC- (3), 1 bed unit, 1 bed accessible remodel. Exterior work include- new hardie lap siding and trim, new vinyl windows, new asphalt shingle roofing. - PLNG-INSP Shared plans reviewed under COM-2206668
Remodel- Interior and Exterior for Building 3
EXPEDITED - EPC - Size- 2297 SF. Construction- VB. Occupancy- R2. Units 29-32. This permit is for building 3. No sprinklers. Interior rehab includes- new flooring, new lighting, new cabinets, new appliances, new plumbing fixtures, paint, replace HVAC- (4), 1 bed unit. Exterior work include- new hardie lap siding and trim, new vinyl windows, new asphalt shingle roofing. - PLNG-INSP Shared plans reviewed under COM-2206668
Remodel- Interior and Exterior for Building 2
EXPEDITED - EPC - Size- 2297 SF. Construction- VB. Occupancy- R2. Units 1-4. This permit is for Building 2. No sprinklers. Interior rehab includes- new flooring, new lighting, new cabinets, new appliances, new plumbing fixtures, paint, replace HVAC- (3), 1 bed unit, 1 bed accessible remodel. Exterior work include- new hardie lap siding and trim, new vinyl windows, new asphalt shingle roofing. - PLNG-INSP Shared plans reviewed under COM-2206668
Remodel- Interior and Exterior for Building 1
EXPEDITED - EPC - Size- 2,297 SF. Construction- VB. Occupancy- R2. Units 5-8. This permit is for Building 1. No sprinklers. Interior rehab includes- new flooring, new lighting, new cabinets, new appliances, new plumbing fixtures, paint, replace HVAC -(4) 1 bedroom unit. Exterior work include- new hardie lap siding and trim, new vinyl windows, new asphalt shingle roofing. - PLNG-INSP Shared plans reviewed under COM-2206668
Clubhouse Remodel & Sitework
EXPEDITED - EPC - SHARED PLANS (8). This shared plan set is for work in the club house, site work and 7 apartment buildings. This permit is for the club house and site work. Size- 1592 SF. Construction- VB. Occupancy- A3. No sprinklers. Interior rehab includes- new flooring, new lighting, new cabinets, new appliances, new plumbing fixtures, paint, replace HVAC. Exterior work include- new hardie lap siding and trim, new vinyl windows, new asphalt shingle roofing. New/replace concrete walks, remodel parking accessibility, repair (E) wood fences. - PLNG-INSP Shared plans reviewed under COM-2206668
7201 Gloria - HVAC C/O
Change out 1 HVAC Condenser ground unit.
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
1.90 acres
Assessor's classification for assessment purposes. This is not zoning.
7201 GLORIA DR; 7201 GLORIA DR # 10 # 10; 7201 GLORIA DR # 1 # 1
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 031-0450-001-0000. 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.
| $3,450 |
| 0 vs 0 prior |
| Kitchen Mart Recent nearby: 129 Blue Water Cir (Feb 26, 2025) | Remodel / interior alteration | 22 in ½ mi | $1,064,369 | 62 vs 72 prior−14% |
| Connected Technology Recent nearby: 19 Pebble River Cir (Feb 2, 2026) | Remodel / interior alteration | 13 in ½ mi | $32,799 | 117 vs 248 prior−53% |
| Yancey Recent nearby: 7262 Bayview Way (Oct 7, 2026) | Remodel / interior alteration | 12 in ½ mi | $440,326 | 38 vs 46 prior−17% |
| D And J Kitchens And Baths Recent nearby: 5 Clear River Ct (Apr 20, 2026) | Remodel / interior alteration | 11 in ½ mi | $546,430 | 29 vs 34 prior−15% |
| Premier Pools Sacramento Recent nearby: 15 Manteca Ct (May 22, 2026) | Pool / spa | 8 in ½ mi | $604,910 | 102 vs 121 prior−16% |
| Belford Construction Recent nearby: 7130 Gloria Dr 30 (Mar 30, 2020) | Addition (adds square footage) | 7 in ½ mi | $245,500 | 0 vs 0 prior |
| Americas Vinyl Exteriors Recent nearby: 531 Shaw River Way (May 28, 2026) | Remodel / interior alteration | 7 in ½ mi | $235,824 | 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 improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Solar / battery storageOn this parcel | 3,950 | 0d | 3d | 8d | 27d | 2d |
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.