Sacramento 95828 · Glen Elder · APN 040-0074-014-0000 · 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 $443,000 ($390,000–$496,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 11,761 sq ft lot. Local precedent is active with 2 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 Dec 22, 2022, 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: 0.2% annual chance flood hazard (shaded X). 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.
$443,000
Benchmark range: $390,000 – $496,000
Accessory dwelling unit at 7615 50th Ave: In "Entitled" for 4 yr (since Nov 22, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Mandolin Estates (0.25 mi E, 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 (~$458/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, 1 permitted; 1 commercial or mixed-use project.
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.
249 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 4 yr (since Nov 22, 2022), with no new permit record in 3.9 yr. · 1 unit · $224,175 declared valuation
In "Entitled" for 7.2 yr (since Sep 13, 2019), with no new permit record in 7.2 yr. · 1 unit
In "Entitled" for 6 yr (since Nov 23, 2020), with no new permit record in 6 yr. · 13 units
In "Fee estimate" for 4.6 yr (since Apr 18, 2022), with no new permit record in 4.6 yr. · $5,400,000 declared valuation
In "Entitled" for 2.6 yr (since Apr 11, 2024), with no new permit record in 2.6 yr. · 1 unit
Nearby permit (02f5c1d50b1a79d29f4816c7cab5ae6a6b13426d): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (7f5fa6700f33327a05ebc9f38b98917281217dcd): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (6e275eae0661c7c763a285b73bf6059c4985ec28): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (82c640f4b770a06061a4fe9129e5e726bfe4ae3a): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (2b2ebaf76455576b39dc5c610fc28372da70ac23): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (1c9b188ea148f31a53453a127a251f634fde7499): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (b895f24d5274183c2ed17806ed4fe81ece3e7a11): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (1072290b7cecbb2a1b7c4bd46724fe4d2775e9d2): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (1cad81b8a8064a272a176064b6424163fc5f2a1a): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (61f6d6248d497b2aa0c62291ad8485e38d0f04ec): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (fbb936b9140a43772ffb2718e9371c2c66f6b5f3): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (573e43846d75ada1a9ef8d219a66aa6271178faf): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (c4e86f235f446fe4e21fdd9aace5b3f948d5d760): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (43935342dfbbf2e16329efab458d384e2e8db1e0): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (b9cb8b0fff6c6b7b74b9d4144dcc33868ca2b75b): First appeared in published agency feed
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 4 yr (since Nov 22, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 6 yr (since Nov 23, 2020), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (13 housing units, 13 deed-restricted affordable across 0 permits).
In "Fee estimate" for 4.6 yr (since Apr 18, 2022), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($5,400,000 declared valuation across 1 permit).
In "Entitled" for 2.6 yr (since Apr 11, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 7.2 yr (since Sep 13, 2019), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
High-impact scale (1 housing unit, 1 deed-restricted affordable, $225,000 declared valuation across 2 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 863 parcels
Small prior baseline
City baseline: 30.4 / 1k
8 in trailing 24m
Includes 2 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Sacramento Windows | Windows / doors / siding | 2 on parcel2 in ½ mi | $11,199 | 0 vs 0 prior |
| Ricos Heating And Air | Roof replacement | 1 on parcel1 in ½ mi | $9,940 | 0 vs 0 prior |
| Wills Resource Electric | Electrical / panel | 1 on parcel1 in ½ mi | $1,690 |
| 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 95828
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 ($4,450/yr) + local voter-approved bond debt ($623/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.
−$15,000/yr
Cash needed: $97,900
NOI: $12,002/yr
P&I: $2,250/mo
For $0/mo net cash flow
At $2,100/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 | $1,932/mo | −$1,491/mo | -18.3% | $4,014/mo | −$1,458/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | −$1,250/mo | -15.3% | $3,715/mo | −$1,098/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 | −$1,112/mo | -13.6% | $3,629/mo | −$824/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 ↗
Entitled1 unitsNov 22, 2022 – Dec 22, 2022
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Detached ADU - Phan Residence
EPC - Construct a new 1200sqft one story detached ADU 3 bed, 2 bath with an 8sqft water heater closet, 114sqft covered patio and 12sqft covered entry. ADU BEHIND EXISITNG RESIDENCE 2.52 KW PV solar 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).” “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.”
HDB # 21-046886 - 7613 50th Ave -Water Heater/Electrical/Plumbing
New Water Heater, Minor electrical and plumbing
7613 50TH AVE - HVAC/DUCTWORK
Change-out w/new ducts Roof Mount to Roof Mount. 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%.
7613 50TH AVE - WINDOWS
WILL FURNISH AND RETROFIT 9 VINYL WINDOWS, ALL LIKE FOR LIKE AND WILL MEET TITTLE 24 REQUIRMENTS. BEDROOM WINDOWS WILL MEE EGRESS. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION
Window C/O
Window change-out (9) vinyl, retrofit method of installation. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
HDB # 21-046886 - 7613 50th Ave - Minor Repairs
new water heater installed, new Wall Furnace repair dry rot at eves , around windows and doors and facia and other outside trim. minor framing, minor electrical, minor plumbing, minor roofing patch. paint exterior. remove all permanent bars off of windows that need egress. replace or re-glaze broken windows and windows that have gaps in the glass and open to outside, replace all non ul listed drain pipe parts from wash basin and sinks
E-Permit: existing panel 125 Amps - Overhead service, new main panel 125 Amps, Replacement weather head/masthead work.
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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2022 | 7613 50th Ave. Detached ADU(IR22-382) | ADU · Renter | 1 (Nov 22, 2022) | — | — | — |
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
0.27 acres
Assessor's classification for assessment purposes. This is not zoning.
7613 50TH AVE; 7615 50TH AVE
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 040-0074-014-0000. 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.
| Habitat For Humanity Of Greater Sacramento Recent nearby: 8 Mandola Ct (Feb 7, 2022) | New single-family home | 11 in ½ mi | $2,359,292 | 0 vs 13 prior−100% |
| Sach And Ro Construction Recent nearby: 6340 Logan St (Jun 10, 2019) | Demolition | 4 in ½ mi | $227,806 | 0 vs 0 prior |
| Rose Remodeling Recent nearby: 11 Zet Ct (Jan 12, 2026) | Remodel / interior alteration | 4 in ½ mi | $74,718 | 86 vs 76 prior+13% |
| B Line Construction Recent nearby: 6344 Fall River Way (Apr 24, 2017) | Remodel / interior alteration | 3 in ½ mi | $585,000 | 4 vs 2 prior |
| Liem General Construction Recent nearby: 7920 Elderglen Way (Oct 9, 2018) | Addition (adds square footage) | 3 in ½ mi | $94,297 | 0 vs 0 prior |
| Tommy Tran Construction Recent nearby: 7444 Elder Creek Rd (Feb 8, 2023) | New garage / accessory structure | 3 in ½ mi | $68,711 | 1 vs 5 prior |
| Connected Technology Recent nearby: 191 Prairie Cir (Jul 18, 2025) | Remodel / interior alteration | 3 in ½ mi | $3,783 | 117 vs 248 prior−53% |
| 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) |
| 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.