Sacramento 95826 · College/Glen · APN 078-0090-010-0000 · 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 $535,000 ($471,000–$599,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 11,520 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
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Jul 30, 2025).
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.
$535,000
Benchmark range: $471,000 – $599,000
Closest lead: Accessory dwelling unit at 2820 Honeysuckle Way (0.38 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 (~$546/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.
2 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.
510 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
Nearby hvac / heat pump (36 Waterglen Cir): First appeared in published agency feed
Record RES-2621745 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2821 Conway Ct): First appeared in published agency feed
Record RES-2622058 · 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 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 roof replacement (8745 Brigham Way): First appeared in published agency feed
Record RES-2621707 · 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
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 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 |
|---|---|---|---|---|
| Quality First Home Improvement | Addition (adds square footage) | 3 on parcel4 in ½ mi | $37,580 | 2 vs 20 prior−90% |
| Bell Brothers Heating And Air | HVAC / heat pump | 2 on parcel3 in ½ mi | $83,666 | 12 vs 27 prior−56% |
| Rose Remodeling | Remodel / interior alteration |
| 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 ($5,350/yr) + local voter-approved bond debt ($749/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.
−$20,791/yr
Cash needed: $117,700
NOI: $11,672/yr
P&I: $2,705/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 | −$1,982/mo | -20.2% | $4,768/mo | −$1,954/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,175/mo | −$1,733/mo | -17.7% | $4,413/mo | −$1,580/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 | −$1,589/mo | -16.2% | $4,311/mo | −$1,296/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 ↗
2800 SYMPHONY CT-DUCT C/O
"CHANGE OUT DUCTWORK LIKE FOR LIKE IN SAME LOCATION, 8 SUPPLIES R8 AND BLOW IN R30" Change-out Ducts Only to Ducts 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%. CF-1R-ALT-HVAC on file: Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
Waste Water Repipe and Tankless Water Heater Replacement
AA: Waste water repipe in crawl space. 60 LF. Type of pipe: ABS Copper Pex. Size of Pipe: 1/2", 3'4", 1", 11/2" 2" & 4. Tankless Water Heater Replacement.
Non-Structural Bathroom Remodels
aster Bath-Full bathroom remodel- Demo of 36"x36" shower & surrounding, toilet, large vanity & vanity top, & 38 Sqft of tile flooring. Move shower to other side to old sink area, Move valve inside wet area to accommodate new 65"x32" shower design. Move shower drain from current location to center of new shower base. Move sink plumbing from current location to accommodate new design, in old shower area. Sink faucets include new drain pipe and angle valves as needed, Install new pedestal sink. Install new toilet, & 45 sqft of vinyl tile flooring. Hang 150Sqft of new drywall at where shower used to be. Wire to and install (1) new electrical outlet at new pedestal sink area. Install a new Panasonic whisper quiet series exhaust fan with built in humidistat at bathroom area. Includes connecting to existing ducting and electrical. Install custom lighting and oversized mirror above 36” over new sink. Hall Bath-Full bathroom remodel-Demo 60”x30” tub & surrounding, toilet, small vanity & vanity top, & 22 sqft of tile flooring. Replace with 60”x32” tub, surrounding & valve. Install new toilet, small vanity & vanity top, 45 sqft of vinyl tile flooring, Install a new Panasonic whisper quiet series exhaust fan with built in humidistat at bath area Includes connecting to existing ducting and electrical. Install (1) customer provided light.
PATIO DOOR C/O
Remove and replace (1) patio door, like for like retrofit. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
E-Permit: Tear Off - Yes, Resheet - Yes, 2 layer(s), 26 squares of 30yr Laminated Dimensional Composition. CRRC: 0676-0130
Change Out Split System HVAC w/ less than 40' of duct work
Change-out Split System to Split System. 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%. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
Main Serivce Panel Upgrade
AA: existing panel 100 Amps - Underground service, new main panel 200 Amps, N/A weather head/masthead work, main breaker replacement. 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 Building Department approval. ALL work subject to field inspection, unless exempted by Code. Access to perform inspection/s must be provided by the Party requesting the inspection.
11.78 KW SOLAR AND NEW 125 AMP LOAD CENTER
11.78kw Solar PV System, AND NEW 125 AMP LOAD CENTER All supply side connections, main breaker change-out, and/or panel upgrade will require a second inspection. 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).
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
0.26 acres
Assessor's classification for assessment purposes. This is not zoning.
2800 SYMPHONY 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 078-0090-010-0000. 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.
| $78,268 |
| 86 vs 76 prior+13% |
| Tesla Energy Operations | Solar / battery storage | 1 on parcel1 in ½ mi | $17,434 | 12 vs 9 prior+33% |
| Slama Electric | Electrical / panel | 1 on parcel1 in ½ mi | $2,111 | 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 | 9 in ½ mi | $284,842 | 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: 8645 Glenroy Way (Aug 4, 2023) | Addition (adds square footage) | 5 in ½ mi | $68,308 | 12 vs 26 prior−54% |
| Clark Wagaman Designs Recent nearby: 8500 Everglade Dr (Sep 3, 2024) | Addition (adds square footage) | 5 in ½ mi | $55,095 | 14 vs 41 prior−66% |
| 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) |
| 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.