Sacramento 95826 · College Town · APN 079-0010-033-0000 · City of Sacramento
Zoned SC-R-PUD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $942,000 ($829,000–$1,055,000).
On-parcel permit history is indexed through Jan 29, 2025, 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: 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)
Sign (SIG-1611169): Issued after 2 mo (2.9× the 19d median) — above the 75th percentile for sign permits in City of Sacramento (median 19d, 75th pct 42d, n=1,075).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$942,000
Benchmark range: $829,000 – $1,055,000
Closest lead: 7700 College Town Mixed-Use (0.31 mi SW, 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 (~$932/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: 70 homes completed, 101 permitted (69 of them deed-restricted affordable); 1 commercial or mixed-use project.
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.
253 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.
No ADU or new-home permits recorded within ¼ mile in this window.
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 SC as commercial, 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 "Fee estimate" for 8.6 yr (since Apr 11, 2018), with no new permit record in 8.6 yr. · 18 units · $2,827,185 declared valuation
In "Entitled" for 6.9 yr (since Dec 12, 2019), with no new permit record in 6.9 yr. · 101 units
Permit issued and active for 2.3 yr (first record Aug 7, 2024), with no completion or new permit record in 14 mo. · 101 units · $24,613,452 declared valuation
Nearby permit (b1c06ed8a11f52bc005c57b4f86ea219f536eb29): 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 roof replacement (8146 Caribbean Way): Status changed from Issued to Finaled
Record RES-2620811 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (7964 La Riviera Dr 133): Parcel number changed from 11903000790000 to 07900200210000
Record COM-2522298 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (8001 La Riviera Dr): Status changed from Issued to Finaled
Record RES-2608659 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (8202 Caribbean Way): Status changed from Issued to Finaled
Record RES-2612828 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (7767 La Riviera Dr 101): Status changed from Ready-to-Issue to Issued
Record COM-2603971 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (7767 La Riviera Dr 101): Issued date changed from (blank) to 2026-09-29
Record COM-2603971 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2628 Marquette Dr): Status changed from Issued to Finaled
Record RES-2608102 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (8202 Caribbean Way): First appeared in published agency feed
Record RES-2623099 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (8081 Caribbean Way): Status changed from Issued to Finaled
Record RES-2619813 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (8081 Caribbean Way): Description text was updated
Record RES-2619813 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (7973 La Riviera Dr): First appeared in published agency feed
Record RES-2623296 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2 Lido Cir): Status changed from Issued to Finaled
Record RES-2611526 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (7901 La Riviera Dr 100): Status changed from Issued to Expired Permit
Record RES-2521638 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (80 Lido Cir): Status changed from Issued to Expired Permit
Record RES-2521447 · 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 6.9 yr (since Dec 12, 2019), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (101 housing units across 0 permits).
In "Fee estimate" for 8.6 yr (since Apr 11, 2018), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (18 housing units, $2,827,185 declared valuation across 2 permits).
Active in "Issued" for 2.3 yr (first record Aug 7, 2024) with no new permit activity recorded in 14 mo. High-impact scale (101 housing units, $24,613,452 declared valuation across 19 permits).
Issued after 2 mo (2.9× the 19d median) — above the 75th percentile for sign permits in City of Sacramento (median 19d, 75th pct 42d, n=1,075).
High-impact scale (70 housing units, 69 deed-restricted affordable, $4,576,000 declared valuation across 5 permits).
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Tcm Construction | Commercial tenant improvement | 1 on parcel2 in ½ mi | $439,139 | 5 vs 2 prior |
| Cannon General Contracting | Commercial tenant improvement | 1 on parcel1 in ½ mi | $30,000 | 0 vs 0 prior |
| Capitol Neon | Sign | 1 on parcel1 in ½ mi | $16,980 | 0 |
| 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 ($9,400/yr) + local voter-approved bond debt ($1,316/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.
−$49,982/yr
Cash needed: $206,800
NOI: $7,055/yr
P&I: $4,753/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 | −$4,415/mo | -25.6% | $8,164/mo | −$4,418/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,175/mo | −$4,165/mo | -24.2% | $7,556/mo | −$4,045/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 | −$4,021/mo | -23.3% | $7,381/mo | −$3,760/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 ↗
CO2 Detection
EPC - Installation of a CO-2 monitoring system for beverage dispensers.
C/O HVAC Package system
Change-out existing HVAC placed in the same location. The appliance/s shall not exceed the size of the existing units by more than 25%. New or relocated units shall be screened from street views by the building with no portion of the new unit being visible from any street views. HERS Report required at final inspection.
Exterior Screen Tower
Installation of an exterior Screen Tower along the southeast corner of east exterior wall @ 60 sf - PLNG-INSP
Remodel
Remodel existing subway restaurant to NY gyros and phillys, install all new equipment and hood in kitchen.
Ansul
Complete installation of ansul fire system
REPLACE FREESTANDING SIGN
RELACE EXISTING 205SF D/F MULTI TENNANT DIRECTORY SIGN WITH NEW 132.5 SF D/F SIGN.
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
0.92 acres
Assessor's classification for assessment purposes. This is not zoning.
7600 LA RIVIERA DR; 7660 LA RIVIERA DR; 7670 LA RIVIERA DR
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 079-0010-033-0000. 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.
| A Cool Air | HVAC / heat pump | 1 on parcel1 in ½ mi | $8,800 | 0 vs 0 prior |
| Co2 Monitoring | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $6,098 | 0 vs 0 prior |
| Sentinel Fire Equipment | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $1,800 | 0 vs 4 prior |
| Adkar Recent nearby: 7901 La Riviera Dr (Aug 1, 2016) | Remodel / interior alteration | 29 in ½ mi | $285,000 | 0 vs 0 prior |
| Dmw Construction Recent nearby: 7897 La Riviera Dr (Aug 3, 2017) | Commercial tenant improvement | 16 in ½ mi | $222,496 | 0 vs 0 prior |
| Kitchen Mart Recent nearby: 163 River Chase Cir (Jul 29, 2026) | Remodel / interior alteration | 13 in ½ mi | $473,893 | 62 vs 72 prior−14% |
| Jones And Lamberti Builders Recent nearby: 7919 Folsom Blvd (May 7, 2020) | Commercial tenant improvement | 7 in ½ mi | $1,278,620 | 28 vs 33 prior−15% |
| 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 improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| HVAC / heat pumpOn this parcel | 19,324 | 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.