Sacramento 95826 · College Town · APN 079-0010-039-0000 · City of Sacramento
Zoned R-3-PUD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $860,000 ($757,000–$963,000).
Zone R-3-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
Public building records show issued construction/renovation work on this parcel (13 total permits, latest Sep 29, 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.
$860,000
Benchmark range: $757,000 – $963,000
Electrical / panel (COM-2603971): Issued after 7 mo — slower than 90% of electrical / panel permits in City of Sacramento (median 0d, 90th pct 5d, n=11,023).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: 7700 College Town Mixed-Use (0.21 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 (~$855/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.
158 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-3 as multifamily 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 "Fee estimate" for 10.8 yr (since Jan 26, 2016), with no new permit record in 10.8 yr. · $1,100,000 declared valuation
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 (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 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
Nearby hvac / heat pump (8 Lido Cir): Status changed from Issued to Expired Permit
Record RES-2422508 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (8030 La Riviera Dr): First appeared in published agency feed
Record RES-2622191 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (49 Bicentennial Cir): First appeared in published agency feed
Record COM-2621858 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (7963 La Riviera Dr): First appeared in published agency feed
Record RES-2621752 · 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).
In "Fee estimate" for 10.8 yr (since Jan 26, 2016), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($1,100,000 declared valuation across 1 permit).
Issued after 7 mo — slower than 90% of electrical / panel permits in City of Sacramento (median 0d, 90th pct 5d, n=11,023).
Pending in review for 5 mo — slower than 90% of electrical / panel permits in City of Sacramento (median 0d, 90th pct 5d, n=11,023).
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Adkar | Remodel / interior alteration | 3 on parcel29 in ½ mi | $285,000 | 0 vs 0 prior |
| Optimal Electric | Electrical / panel | 2 on parcel2 in ½ mi | $28,000 | 0 vs 0 prior |
| Lassiter Excavating | Demolition | 2 on parcel2 in ½ mi | $19,600 | 1 vs 1 prior |
| 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-useOn this parcel | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
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 ($8,600/yr) + local voter-approved bond debt ($1,204/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.
−$44,216/yr
Cash needed: $189,200
NOI: $7,967/yr
P&I: $4,349/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 | −$3,935/mo | -25.0% | $7,493/mo | −$3,931/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,175/mo | −$3,685/mo | -23.4% | $6,936/mo | −$3,558/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 | −$3,541/mo | -22.5% | $6,775/mo | −$3,274/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 ↗
Expired / withdrawn15 unitsApr 11, 2017 – Apr 11, 2017
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
PANEL C/O & RELOCATION
EPC - PANEL C/O 400A LIKE FOR LIKE AND SMUD BOX MOVE 8 INCHES
7767 la riviera dr / electrical
EPC - CHANGE OUT 400A 4 METER PANEL LIKE FOR LIKE
400A PANEL CHANGE OUT LIKE FOR LIKE. Bldg - 7767. Unit # 101, 102, 103 & 104).
EPC - 400A PANEL CHANGE OUT LIKE FOR LIKE. Bldg - 7767. Unit # 101, 102, 103 & 104).
Spa Demolition
Spa Demolition Punch 2 large holes for drainage at shallow and deep part of pool. Disconnect and Cap ALL electrical and plumbing that services the pool. Fill in with concrete, rocks, and/or plaster. Last 18” needs to be filled with dirt.
Change-out installation of Gas - 075 gallon to Gas - 075 gallon, located outside building, within Existing Exterior Enclosure.
University River Village Apartment
EXPEDITED - EPC - Construction of a multi-unit building, 26,255 SF, 15 units, at an existing apartment complex. Type IIIA, R-2 occupancy. - PLNG-INSP. SHARED PLANS - Plan review is under COM-1705663
University River Village Apartment
EXPEDITED - EPC - Construction of a multi-unit building, 50,132 SF, 29 units. Type IIIA, R-2 occupancy. - PLNG-INSP SHARED PLANS - Plan review includes COM-1705719 for another building on the same site.
POOL DEMOLITION
Demolition of Round Swimming Pool. Break bottom, Break Walls downs, backfill, compact, match existing grade. Pool Equipment previously removed by someone else.
POOL DEMOLITION
Demolition of Round Swimming.
WASHER/DRYER INSTALL
SHARED PLANS (Parent Permit is COM-1606723) INSTALLING NEW STACKED WASHER/DRYER INTO UNITS WITH DRYER VENT/EXHAUST FAN AND NEW SMOKE ALARMS, ADD EXTERIOR VENT WHICH IS TO BE LOCATED AT SIDE ELEVATION AND NOT AT ENTRY DOOR. ASSOCIATED PLUMBING/MECHANICAL/ELECTRICAL Carbon monoxide & Smoke alarms required. Reference 2013 CRC sections R315 & R314
WASHER/DRYER INSTALL
EXPEDITED - SHARED PLANS (10-5-5). INSTALLING NEW STACKED WASHER/DRYER INTO UNITS WITH DRYER VENT/EXHAUST FAN AND NEW SMOKE ALARMS, ADD EXTERIOR VENT WHICH IS TO BE LOCATED AT SIDE ELEVATION AND NOT AT ENTRY DOOR. ASSOCIATED PLUMBING/MECHANICAL/ELECTRICAL Carbon monoxide & Smoke alarms required. Reference 2013 CRC sections R315 & R314
WASHER/DRYER INSTALL
SHARED PLANS W/XX. INSTALLING WASHER/DRYER INTO UNITS WITH DRYER VENT/EXHAUST FAN AND NEW SMOKE ALARMS
LA RIVIERA DR ASSOCIATES - REROOF
BLDGS 7841 & 7843 Tear Off - Yes, Resheet - No, 1 layer(s), 47 squares of Built-up Roofing. TEAR OFF EXISTING BUILT UP, INSTALL 4-PLY BUILT UP. TITLE 24 COATING.
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
10.57 acres
Assessor's classification for assessment purposes. This is not zoning.
7767 LA RIVIERA DR; 7767 LA RIVIERA DR # 100 # 100; 7767 LA RIVIERA DR # 10 # 10
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 079-0010-039-0000. 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.
| Efrain Zepedas Rainbow Roofing | Roof replacement | 1 on parcel1 in ½ mi | $18,000 | 0 vs 0 prior |
| Hammerhead Pools | Pool / spa | 1 on parcel1 in ½ mi | $4,000 | 1 vs 5 prior |
| Americas Plumbing | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | — | 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 |
| 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% |
| Kitchen Mart Recent nearby: 2644 Bridgeport Way (Aug 6, 2025) | Remodel / interior alteration | 6 in ½ mi | $250,616 | 62 vs 72 prior−14% |
| All Cal Demolition Merged: ALL CAL DEMOLITION · ALL-CAL DEMOLITION INC Recent nearby: 7700 College Town Dr (Feb 24, 2025) | Demolition | 4 in ½ mi | $127,500 | 6 vs 3 prior |
| Accessory dwelling unit (new or conversion) | 1,693 | 57d | 97d | 172d | 284d | 97d(vs 103d prior) |
| DemolitionOn this parcel | 705 | 0d | 1d | 7d | 35d | 2d |
| 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) |
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.