Sacramento 95826 · College/Glen · APN 078-0111-006-0000 · 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 6,520 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 (4 total permits, latest Jun 27, 2022).
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: Folsom Blvd Apartments (0.49 mi SW, 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 (~$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: 124 proposed or in review; 2 demolitions.
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.
378 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 (8586 Everglade Dr): First appeared in published agency feed
Record RES-2622626 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (8616 Royalglen Way): Status changed from Issued to Finaled
Record RES-2603740 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (8523 Cliffwood Way): Status changed from Issued to Finaled
Record RES-2618253 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (8491 Everglade Dr): First appeared in published agency feed
Record RES-2623551 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (8631 Cliffwood Way): First appeared in published agency feed
Record RES-2622903 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (8762 Saints Way): Status changed from Issued to Expired Permit
Record RES-2521392 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (8665 Everglade Dr): Status changed from Issued to Finaled
Record RES-2619774 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (123 Glenville Cir): First appeared in published agency feed
Record RES-2623844 · 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 hvac / heat pump (8649 Kiefer Blvd): Status changed from Issued to Finaled
Record COM-2616561 · 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
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 |
|---|---|---|---|---|
| Geremia Pools | Pool / spa | 1 on parcel2 in ½ mi | $116,470 | 8 vs 15 prior−47% |
| Bristol Construction | Remodel / interior alteration | 1 on parcel1 in ½ mi | $68,367 | 2 vs 5 prior |
| Todds Repair And Construction | HVAC / heat pump | 1 on parcel1 in ½ mi | $11,290 |
| 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 ↗
379 sq ft Kitchen & Bath Remodel- Window Removal
EXPEDITED - 379 sq ft Complete Kitchen & Bath Remodel- Demo existing kitchen - Remove drywall as needed to modify electrical and plumbing installation - Remove closet wall in master bathroom - Remove slider at family room - Demo stucco and open wall at master bedroom for new exterior wall - Remove all baseboards ** Contractor to remove and dispose of debris Framing General: - Frame new non-bearing wall at master bathroom closet with opening - Install (1) new wall and pony wall at new shower - Install bench and blocking for hot mop drain in master shower - Remove bathroom window and frame opening - Install wall at master bathroom entry with opening for barn door - Frame opening for new exterior door in master bedroom Plumbing- - Install new gas line to new cook top - Install new drain and vent piping to new kitchen sink area - Install (1) water box for new refrigerator location - Terminate plumbing in existing kitchen area - Modify plumbing in master bathroom area per plan - Install new kitchen sink, disposal and faucet - Install new vanity sink and faucet in master bedroom - Install new shower valve, head and hand- held shower - Install new toilet - Install new linear hot mop drain - New drain lines to be ABS type and water lines to be PEX type. Electrical- - Demo electrical and terminate wiring in existing kitchen area. - Install (6) 4” LED recessed lights in new kitchen area on a dimmer switch - Install (1) 4” LED recessed light in new kitchen area over sink on a dimmer switch - Install (2) 4” LED recessed light in master bathroom on a dimmer switch - Install (1) 4” LED recessed light in master shower on a dimmer switch - Install (1) vanity light master bathroom on vacancy sensor - Install (3) under cabinet lights in kitchen - Install (1) exhaust fan in master bedroom on a humidity sensor using existing roof penetration. - Install (1) exterior light at new exterior man door - Install (2) electrical outlets at master bedroom vanity - Install (5) electrical outlets at kitchen counters - Modify/terminate outlets in existing kitchen area, add (3) wall outlets and (2) counter outlets at new cabinet counter area - Install home run wiring for kitchen appliances. Refrigerator, wall oven, microwave, gas cook top, dishwasher, disposal, exhaust hood - New lights to be on an AFCI circuit. - Some existing wiring may be used - Recessed lights to be Halo type with standard white trim with dimmers - New outlets to be Decora type and dinner switches to be Lutron Diva type Windows: - Remove master bathroom window Mechanical: - Install new flue piping for kitchen exhaust hood through side wall Stucco: - Patch stucco at window open to be removed in master bathroom 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).”
pool
EPC - New 380 Sf. in-ground gunite swimming pool with equipment, solar, and concrete decking. 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).”
E-Permit: existing panel 100 Amps - Overhead service, new main panel 200 Amps, New Install weather head/masthead work, main breaker replacement.
Change-out w/new ducts 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%.
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
0.15 acres
Assessor's classification for assessment purposes. This is not zoning.
8736 FALLBROOK WAY
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 078-0111-006-0000. 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.
| 0 vs 3 prior |
| Peach Electric | Electrical / panel | 1 on parcel1 in ½ mi | $2,461 | 33 vs 5 prior |
| Kitchen Mart Recent nearby: 8781 Merribrook Dr (Nov 17, 2025) | Remodel / interior alteration | 9 in ½ mi | $226,250 | 62 vs 72 prior−14% |
| Premier Pools Recent nearby: 2820 Marmor Ct (Nov 3, 2021) | Pool / spa | 7 in ½ mi | $419,441 | 0 vs 0 prior |
| Dave Gross Enterprises Recent nearby: 19 Gatehouse Ct (Jul 3, 2023) | Pool / spa | 5 in ½ mi | $54,815 | 13 vs 37 prior−65% |
| Dekreek Construction Recent nearby: 8735 Folsom Blvd (Jan 3, 2024) | Commercial tenant improvement | 4 in ½ mi | $4,241,850 | 6 vs 9 prior−33% |
| Yancey Recent nearby: 8580 La Riviera Dr (May 8, 2026) | Remodel / interior alteration | 4 in ½ mi | $170,542 | 38 vs 46 prior−17% |
| Clark Wagaman Designs Recent nearby: 8500 Everglade Dr (Sep 3, 2024) | Addition (adds square footage) | 4 in ½ mi | $25,110 | 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) |
| Pool / spaOn this parcel | 1,059 | 1d | 5d | 25d | 49d | 4d(vs 7d prior) |
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.