Sacramento 95826 · College/Glen · APN 078-0081-066-0000 · 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 $477,000 ($420,000–$534,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 6,090 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
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Mar 13, 2026).
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.
$477,000
Benchmark range: $420,000 – $534,000
Closest lead: Folsom Blvd Apartments (0.49 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 (~$491/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 permitted, 125 proposed or in review.
4 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.
589 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 7 yr (since Oct 30, 2019), with no new permit record in 7 yr. · 1 unit · $64,621 declared valuation
In "Fee estimate" for 2.9 yr (since Jan 4, 2024), with no new permit record in 13 mo. · 124 units · $20,626,550 declared valuation
Nearby plumbing / water heater / sewer (8374 La Riviera Dr): Status changed from Issued to Finaled
Record RES-2621264 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (121 Waterglen Cir): Status changed from Issued to Finaled
Record RES-2616490 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (158 Waterglen Cir): Status changed from Issued to Finaled
Record RES-2616687 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (8520 Merribrook Dr): Status changed from Issued to Finaled
Record RES-2621120 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (2800 Conway Ct): Description text was updated
Record RES-2616219 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (8407 La Riviera Dr): First appeared in published agency feed
Record RES-2622601 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (8528 Tay Way): Status changed from Issued to Finaled
Record RES-2619623 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (8529 Merribrook Dr): First appeared in published agency feed
Record RES-2623705 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (8529 Tay Way): Status changed from Issued to Finaled
Record RES-2620865 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2716 Honeysuckle Way): First appeared in published agency feed
Record RES-2621751 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (23 Watercrest Ct): Status changed from Issued to Finaled
Record RES-2608520 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (27 Mossglen Cir): Status changed from Issued to Finaled
Record RES-2617805 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (2651 Heidelberg Ct): Status changed from Processing to Issued
Record RES-2617012 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (2651 Heidelberg Ct): Issued date changed from (blank) to 2026-10-07
Record RES-2617012 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (2651 Heidelberg Ct): Description text was updated
Record RES-2617012 · 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 2.9 yr (since Jan 4, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (124 housing units, $20,626,550 declared valuation across 2 permits).
In "Entitled" for 7 yr (since Oct 30, 2019), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 2,974 parcels
−18.2% YoY
City baseline: 30.4 / 1k
80 in trailing 24m
Includes 4 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Connected Technology | Remodel / interior alteration | 1 on parcel5 in ½ mi | $23,540 | 117 vs 248 prior−53% |
| Rose Remodeling | Remodel / interior alteration | 1 on parcel4 in ½ mi | $120,780 | 86 vs 76 prior+13% |
| Best Of Remodel | Electrical / panel | 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 95826
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 ($4,750/yr) + local voter-approved bond debt ($665/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.
−$16,466/yr
Cash needed: $104,500
NOI: $12,356/yr
P&I: $2,402/mo
For $0/mo net cash flow
At $2,175/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 | $2,001/mo | −$1,622/mo | -18.6% | $4,265/mo | −$1,588/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,175/mo | −$1,372/mo | -15.8% | $3,948/mo | −$1,215/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,306/mo | −$1,228/mo | -14.1% | $3,856/mo | −$931/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 ↗
2825 CONWAY CT - BATHROOM REMODEL
Replace 60"x32" tub, surrounding & valve. Replace toilet, small vanity & top, lights above vanity & 30sqft of Vinyl tile flooring. Install new toilet in old vanity area next to entry door and Install vanity & top in old toilet area. Change existing switch to a humidistat & vacancy sensor at entry wall. Small electrical outlet move from existing location to entry wall. 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.
2825 CONWAY CT-WINDOW/DOOR REPLACEMENT
WINDOWS(3)/SLIDING DOOR(1) REPLACEMENT. "Install sliding door(master bdrm); install 3 windows(living rm); install electrical switch on outside patio door; install platform for patio door; smokes & carbon install. 1100SF" The egress windows will meet the code requirements enforced at the time the structure was permitted. The structure was built in 1967. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
EV CHARGER + NEW PANELS
Install new 100 amp SPAN Load management panel + Install new 100 amp MSP + Add new 60 amp circuit and run approximately 35’ 6 AWG wire in ¾” EMT conduit with 10 AWG ground to new Tesla Wall Connector for EV charging. Charger uses 48 Amps.
Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located outside building, within Existing Exterior Enclosure.
REROOF
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 24 squares of 30yr Laminated Dimensional Composition. CRRC: 0890-0009. In-progress inspection required if 10 sq or greater. COOL ROOF compliance verification and form CF-6R-ENV-01 required at final inspection. Smoke & Carbon Monoxide Alarms required per CRC sections R314 & R315. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Residences built after January 1, 1994 are exempt). Changes in this scope require PRE-approval from Building Department. ALL work subject to field inspection, unless exempted by Code. Access to perform inspection/s must be provided by the Party requesting the inspection.
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
0.14 acres
Assessor's classification for assessment purposes. This is not zoning.
2825 CONWAY CT
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 078-0081-066-0000. 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.
| $24,800 |
| 21 vs 3 prior |
| Ron Youngs Caliber Roof | Roof replacement | 1 on parcel1 in ½ mi | $8,000 | 0 vs 0 prior |
| Independent Plumbing Heating And Air | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $2,000 | 0 vs 0 prior |
| Kitchen Mart Recent nearby: 2717 Occidental Dr (Jan 9, 2026) | Remodel / interior alteration | 15 in ½ mi | $433,827 | 62 vs 72 prior−14% |
| Yancey Recent nearby: 8580 La Riviera Dr (May 8, 2026) | Remodel / interior alteration | 10 in ½ mi | $308,842 | 38 vs 46 prior−17% |
| Premier Pools Recent nearby: 2820 Marmor Ct (Nov 3, 2021) | Pool / spa | 7 in ½ mi | $419,441 | 0 vs 0 prior |
| Pacific Builders Recent nearby: 3013 Occidental Dr (Oct 10, 2024) | Addition (adds square footage) | 6 in ½ mi | $86,308 | 12 vs 26 prior−54% |
| Americas Vinyl Exteriors Recent nearby: 113 Waterglen Cir (Sep 3, 2024) | Remodel / interior alteration | 6 in ½ mi | $72,076 | 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 alterationOn this parcel | 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.