Sacramento 95822 · Golf Course Terrace · APN 035-0261-007-0000 · City of Sacramento
Since October 2024 within ½ mile: 2 homes completed, 7 permitted.
9 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.
377 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.
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
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.
Permit issued and active for 6.2 yr (first record Sep 1, 2020), with no completion or new permit record in 5.2 yr. · 1 unit · $175,561 declared valuation
In "Entitled" for 5.1 yr (since Sep 7, 2021), with no new permit record in 5.1 yr. · 1 unit
In "Entitled" for 5.1 yr (since Oct 7, 2021), with no new permit record in 5.1 yr. · 1 unit
Latest published Zillow Home Value Index (ZHVI) update
Changed from $431,250 in September 2025 to $428,158 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95822 (not a parcel appraisal)
6971 Diegel Cir · 1 unit · $7,500 valuation
Records span Jul 6, 2026 to Sep 21, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2705 57th Ave · 1 unit · $129,732 valuation
Records span Jun 12, 2026 to Aug 13, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2178 53rd Ave · 1 unit · $40,000 valuation
Records span May 26, 2026 to Jul 14, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
6830 24th St · 1 unit · $325,976 valuation
Records span Jan 3, 2025 to May 14, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2518 50th Ave · 1 unit · $217,992 valuation
Records span Jan 29, 2026 to Mar 30, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
6931 Diegel Cir · 1 unit · $200,000 valuation
Records span Sep 16, 2025 to Feb 19, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2516 50th Ave · 1 unit · $127,127 valuation
Records span Feb 18, 2025 to Dec 16, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Annual ZIP 95822 home-value index checkpoint
Changed from $454,056 in September 2024 to $431,250 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95822 (not a parcel appraisal)
Building permit reported to State HCD for 1 housing unit (Permit required for expired permit# RES-2421754)
Reported in 2025 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
Accessory dwelling unit (new or conversion) permit issued (RES-2516661)
Permit required for expired permit# RES-2421754
HSG Case# 23-041355. Permit required for expired permit# RES-2421754 Conversion of garage into an ADU with full kitchen, Full bathroom, expansion of square footage of ADU. Electrical, Plumbing, HVAC, and Structural installs. New valuation set at $40,000 EPC - HSG# 23-041355. Conversion of attached garage into an ADU with full kitchen, full bathroom, expansion of square footage of ADU. Electrical, Plumbing, HVAC, and Structural installs. Plans required. 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).” · Declared valuation: $40,000 · 1 housing unit
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Accessory dwelling unit (new or conversion) permit application filed (RES-2516661)
Permit required for expired permit# RES-2421754
HSG Case# 23-041355. Permit required for expired permit# RES-2421754 Conversion of garage into an ADU with full kitchen, Full bathroom, expansion of square footage of ADU. Electrical, Plumbing, HVAC, and Structural installs. New valuation set at $40,000 EPC - HSG# 23-041355. Conversion of attached garage into an ADU with full kitchen, full bathroom, expansion of square footage of ADU. Electrical, Plumbing, HVAC, and Structural installs. Plans required. 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).” · Declared valuation: $40,000
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
2435 52nd Ave · 1 unit · $137,127 valuation
Records span Jan 16, 2025 to Apr 8, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Building permit reported to State HCD for 1 housing unit (HSG# 23-041355 CONVERSION ADU)
Reported in 2025 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
Accessory dwelling unit (new or conversion) permit issued (RES-2421754)
HSG# 23-041355 CONVERSION ADU
EPC - HSG# 23-041355. Conversion of attached garage into an ADU with full kitchen, full bathroom, expansion of square footage of ADU. Electrical, Plumbing, HVAC, and Structural installs. Plans required. 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).” · Declared valuation: $100,000 · 1 housing unit
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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 5.1 yr (first record Sep 7, 2021) with no new permit activity recorded in 5.1 yr.
Active in "Issued" for 21 mo (first record Jan 16, 2025) with no new permit activity recorded in 19 mo.
Active in "Issued" for 6.2 yr (first record Sep 1, 2020) with no new permit activity recorded in 5.2 yr.
Active in "Entitled" for 5.1 yr (first record Oct 7, 2021) with no new permit activity recorded in 5.1 yr.
Active in "Issued" for 13 mo (first record Sep 16, 2025) with no new permit activity recorded in 8 mo.
High-impact scale (4 housing units, $697,127 declared valuation across 8 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,506 parcels
−33.3% YoY
City baseline: 30.6 / 1k
15 in trailing 24m
Includes 9 ADUs
HUD Small Area Fair Market Rent · ZIP 95822
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 ($4,300/yr) + local voter-approved bond debt ($602/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$13,919/yr
Cash needed: $94,600
NOI: $12,173/yr
P&I: $2,174/mo
For $0/mo net cash flow
At $2,100/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 | $1,932/mo | −$1,401/mo | -17.8% | $3,888/mo | −$1,367/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | −$1,160/mo | -14.7% | $3,599/mo | −$1,007/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,226/mo | −$1,021/mo | -13.0% | $3,515/mo | −$733/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 ↗
Finaled / completed1 unitsOct 3, 2024 – Aug 8, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Permit required for expired permit# RES-2421754
HSG Case# 23-041355. Permit required for expired permit# RES-2421754 Conversion of garage into an ADU with full kitchen, Full bathroom, expansion of square footage of ADU. Electrical, Plumbing, HVAC, and Structural installs. New valuation set at $40,000 EPC - HSG# 23-041355. Conversion of attached garage into an ADU with full kitchen, full bathroom, expansion of square footage of ADU. Electrical, Plumbing, HVAC, and Structural installs. Plans required. 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).”
HSG# 23-041355 CONVERSION ADU
EPC - HSG# 23-041355. Conversion of attached garage into an ADU with full kitchen, full bathroom, expansion of square footage of ADU. Electrical, Plumbing, HVAC, and Structural installs. Plans required. 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).”
6900 middlecoff / HDB MINOR
PERMIT TO COMPLETE WORK ON EXPIRED PERMIT RES-2406537 HSG #23-041355; Remove 17'x13' backyard unpermitted gazebo, Remove unpermitted sunroom with new unpermitted bathroom converted from unpermitted patio cover, Restore unpermitted garage conversion to original footprint. 17 new retrofit window replacements. 1 slider door. 1 French door. Complete kitchen remodel. Two existing bathroom remodels. New electrical can lights throughout the home. Add 1 slider door in place of an existing window in the bedroom, no plans required. Remove and replace stucco at southwest walls. Install a weatherproof doghouse around the water heater. Utility inspections and other Minor Non-Structural, Plumbing, Mechanical, and Electrical Repairs. (No Plans Required) Valuation: $43,000.00
6900 middlecoff / HDB MINOR
HSG #23-041355; Remove 17'x13' backyard unpermitted gazebo, Remove unpermitted sunroom with new unpermitted bathroom converted from unpermitted patio cover, Restore unpermitted garage conversion to original footprint. 17 new retrofit window replacements. 1 slider door. 1 French door. Complete kitchen remodel. Two existing bathroom remodels. New electrical can lights throughout the home. Add 1 slider door in place of an existing window in the bedroom, no plans required. Remove and replace stucco at southwest walls. Install a weatherproof doghouse around the water heater. Utility inspections and other Minor Non-Structural, Plumbing, Mechanical, and Electrical Repairs. (No Plans Required) Valuation: $43,000.00
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 1 squares of Composite Class A. CRRC: 0890-0026
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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2025 | HSG# 23-041355 CONVERSION ADU(RES-2421754) | ADU · Renter | — | 1 (Feb 7, 2025) | — | — |
| 2025 | Permit required for expired permit# RES-2421754(RES-2516661) | ADU · Renter | — | 1 (Aug 8, 2025) | — | — |
| 2024 | HSG# 23-041355 CONVERSION ADU(RES-2421754) | ADU · Renter | 1 (Oct 3, 2024) | — | — | — |
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
0.23 acres
Assessor's classification for assessment purposes. This is not zoning.
2190 SARAZEN AVE; 6900 MIDDLECOFF WAY
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 035-0261-007-0000. 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.