Sacramento 95826 · Csus · APN 079-0010-040-0000 · City of Sacramento
Since October 2024 within ½ mile: 70 homes completed, 167 permitted (69 of them deed-restricted affordable); 1 commercial or mixed-use project.
3 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.
56 permits within ½ mile since October 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 Oct 1, 2026 · Retrieved Oct 22, 2026
$577,000
Benchmark range: $508,000 – $646,000
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 Oct 22, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Oct 26, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Oct 26, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Oct 26, 2026) · Zoning classes: our classification of OB as mixed use, 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 6.9 yr (since Dec 12, 2019), with no new permit record in 6.9 yr. · 101 units
Permit issued and active for 2.2 yr (first record Aug 7, 2024), with no completion or new permit record in 14 mo. · 101 units · $24,613,452 declared valuation
In "Fee estimate" for 10.8 yr (since Jan 6, 2016), with no new permit record in 10.8 yr. · 92 units · $11,938,900 declared valuation
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 9.8 yr (since Jan 20, 2017), with no new permit record in 9.8 yr. · 113 units · $18,000,000 declared valuation
In "Fee estimate" for 8.5 yr (since Apr 11, 2018), with no new permit record in 8.5 yr. · 18 units · $2,827,185 declared valuation
Nearby permit (a5e28b932c2d9ed9a80681ea4a3e628854de232a): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Latest published Zillow Home Value Index (ZHVI) update
Changed from $465,625 in September 2025 to $462,374 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95826 (not a parcel appraisal)
Plan revision / deferred submittal permit application filed (COM-2612886)
Revision - Hornets Place Student Housing - Arch & Elec Updates
Revision to (COM-2505327) architectural and electrical drawings for a future ERRCS system. Please see the SUPP file.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Fire alarm / sprinkler permit application filed (CF-2612026)
Hornet Place
2-way system install.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
1601 69th St · 66 units · $17,102,244 valuation
Records span Oct 16, 2023 to May 29, 2026 (5 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Plan revision / deferred submittal permit application filed (COM-2609137)
REVISION - Hornets Place Student Housing - Solar PV Design
REVISION TO COM-2505327. Revision to full solar PV design.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Plan revision / deferred submittal permit application filed (COM-2608832)
DEFERRED - Hornets Place Student Housing - Roof truss
DEFERRED TO COM-2505327. Roof Truss shop drawing design.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Plan revision / deferred submittal permit application filed (COM-2606655)
REVISION - Hornets Place Student Housing - RFI Changes
Revision to COM-2505327. Revisions per RFI items. See attached revision narrative.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Plan revision / deferred submittal permit application filed (COM-2603315)
REVISION - Hornets Place Student Housing- Hearing Impaired Units
Revision to (COM-2523617) add hearing impaired units. Fire alarm was reviewed under COM-2523617.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Plan revision / deferred submittal permit application filed (COM-2602606)
DEFERRED - Hornets Place Student Housing - Floor truss
DEFERRED TO COM-2505327. Floor Truss design.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Plan revision / deferred submittal permit application filed (COM-2600262)
DEFERRED - Hornets Place Student Housing - Site Fencing & Gates
DEFERRED TO COM-2505327. Site Fencing and Gates.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Plan revision / deferred submittal permit application filed (COM-2600173)
DEFERRED - Hornets Place Student Housing - Steel Awning
DEFERRED TO COM-2505327. Steel awnings and calculations.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Electrical / panel permit issued (COM-2523616)
Hornets Place Student Housing - Temp Power
EPC - Construction Use Temporary Power. Main permit under COM-2505327. · Declared valuation: $5,000 · Contractor: Gs Construction California Llc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Plan revision / deferred submittal permit application filed (COM-2525919)
DEFERRED - Hornets Place Student Housing - Elevator
DEFERRED TO COM-2505327. Elevator Shop Drawings Deferred Submittal.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Electrical / panel permit application filed (COM-2523616)
Hornets Place Student Housing - Temp Power
EPC - Construction Use Temporary Power. Main permit under COM-2505327. · Declared valuation: $5,000 · Contractor: Gs Construction California Llc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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 →Active in "Issued" for 2.2 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).
Active in "Entitled" for 6.9 yr (first record Dec 12, 2019) with no new permit activity recorded in 6.9 yr. High-impact scale (101 housing units across 0 permits).
Active in "Fee estimate" for 8.5 yr (first record Apr 11, 2018) with no new permit activity recorded in 8.5 yr. High-impact scale (18 housing units, $2,827,185 declared valuation across 2 permits).
Active in "Fee estimate" for 10.8 yr (first record Jan 6, 2016) with no new permit activity recorded in 10.8 yr. High-impact scale (92 housing units, $11,938,900 declared valuation across 1 permit).
Active in "Fee estimate" for 9.8 yr (first record Jan 20, 2017) with no new permit activity recorded in 9.8 yr. High-impact scale (113 housing units, $18,000,000 declared valuation across 3 permits).
Active in "Fee estimate" for 10.8 yr (first record Jan 26, 2016) with no new permit activity recorded in 10.8 yr. High-impact scale ($1,100,000 declared valuation across 1 permit).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 103 parcels
Small prior baseline
City baseline: 30.6 / 1k
2 in trailing 24m
Includes 0 ADUs
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 ($5,750/yr) + local voter-approved bond debt ($805/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$23,674/yr
Cash needed: $126,500
NOI: $11,216/yr
P&I: $2,908/mo
For $0/mo net cash flow
At $2,175/mo 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 | −$2,223/mo | -21.1% | $5,104/mo | −$2,197/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,175/mo | −$1,973/mo | -18.7% | $4,724/mo | −$1,824/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 | −$1,829/mo | -17.4% | $4,614/mo | −$1,539/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 ↗
Issued101 unitsAug 7, 2024 – Sep 5, 2025
Entitled101 unitsDec 12, 2019 – Dec 12, 2019
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Revision - Hornets Place Student Housing - Arch & Elec Updates
Revision to (COM-2505327) architectural and electrical drawings for a future ERRCS system. Please see the SUPP file.
Hornet Place
2-way system install.
REVISION - Hornets Place Student Housing - Solar PV Design
REVISION TO COM-2505327. Revision to full solar PV design.
DEFERRED - Hornets Place Student Housing - Roof truss
DEFERRED TO COM-2505327. Roof Truss shop drawing design.
REVISION - Hornets Place Student Housing - RFI Changes
Revision to COM-2505327. Revisions per RFI items. See attached revision narrative.
REVISION - Hornets Place Student Housing- Hearing Impaired Units
Revision to (COM-2523617) add hearing impaired units. Fire alarm was reviewed under COM-2523617.
DEFERRED - Hornets Place Student Housing - Floor truss
DEFERRED TO COM-2505327. Floor Truss design.
DEFERRED - Hornets Place Student Housing - Site Fencing & Gates
DEFERRED TO COM-2505327. Site Fencing and Gates.
DEFERRED - Hornets Place Student Housing - Steel Awning
DEFERRED TO COM-2505327. Steel awnings and calculations.
Hornets Place Student Housing - Temp Power
EPC - Construction Use Temporary Power. Main permit under COM-2505327.
DEFERRED - Hornets Place Student Housing - Elevator
DEFERRED TO COM-2505327. Elevator Shop Drawings Deferred Submittal.
DEFERRED - Hornets Place Student Housing - Fire Alarm
DEFERRED TO COM-2505327. Installation of a new fire alarm system.
DEFERRED - Hornets Place Student Housing - Fire Sprinklers
EPC - DEFERRED TO COM-2505327. INSTALLATION OF A NEW NFPA 13 AUTOMATIC FIRE SPRINKLER SYSTEM AND NFPA 14 MANUAL WET STANDPIPE SYSTEM AND NFPA 20 FIRE PUMP.
Shared Plans - Hornets Place Trash Enclosure
EPC - EXPEDITED - SHARED PLANS REVIEWED UNDER COM-2505327 - This permit is for the trash enclosure in the housing complex. 235 sf, construction type VB, Occ. type U - PLNG-INSP
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Oct 1, 2026 · Retrieved Oct 22, 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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2025 | Shared Plans - Hornets Place Student Housing & Site(COM-2505327) | 5+ · Renter | — | 101 (Sep 5, 2025) | — | — |
| 2019 | 7700 College Town Mixed-Use(DR19-097) | 5+ · Renter | 101 (Dec 12, 2019) | — | — | — |
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Oct 26, 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 Oct 10, 2026 · Retrieved Oct 22, 2026
2.75 acres
Assessor's classification for assessment purposes. This is not zoning.
7700 COLLEGE TOWN DR; 7700 COLLEGE TOWN DR APT 101 APT 101; 7700 COLLEGE TOWN DR APT 102 APT 102
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Oct 25, 2026 · Retrieved Oct 25, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 079-0010-040-0000. 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.
Shared Plans - Hornets Place Pool Building
EPC - EXPEDITED - SHARED PLANS REVIEWED UNDER COM-2505327 - This permit is for the pool building in the housing complex. 485 sf, construction type VB, Occ. type U. - PLNG-INSP
Shared Plans - Hornets Place Student Housing & Site
EXPEDITED - MULTI-FAMILY HOUSING - SHARED PLANS - This permit is for the main building and site improvements. Construction of new 4-story mixed-use, 140,394 SF market rate multi-family student housing apartment building with (101) total units. Ground floor includes 1,832 SF of warm shell commercial space. Also includes Community Center and Gym. Site is 2.84 acres across one parcel. Shared plans for the trash enclosure and pool building. Existing building demo under permit number COM-2503652. Shared plans reviewed under COM-2505327. 1st Floor Commercial Space - 1832 SF (E) building to be demoed - 19,800 SF Total Site Area - 123,536 SF across 1 parcel Building Footprint - 48,432 SF (12) 1-bedroom units (504 SF - 586 SF) (26) 2-bedroom units (816 SF - 840 SF) (63) 4-bedroom units (1,161 SF to 1,220 SF) (101) Total Units
Pool - Hornets Place Student Housing
New inground swimming pool and installation of new required equipment. Reference sheets included in plan set from Shared Plans permit record COM-2505327. - PLNG-INSP
#: 23-041663 7700 COLLEGE TOWN DR
HSG CASE FILE #: 23-041663 WRECKING PERMIT TO DEMO TWO STORY 35040 SQFT COMMERCIAL OFFICE BUILDING.
College Town Student Housing Apartment
FEE ESTIMATE ONLY - MULTI-FAMILY STUDENT HOUSING - New Construction of (1) 4-story student housing apartment complex building. Indoor and outdoor amenities, surface parking and landscape. Building consists of (124) total units, (353) total beds. Total combined size of apartment complex building is 139,949 SF. Attached 1st floor community center at 5,760 SF. Total size of 1st floor is 35,576 SF. 2nd, 3rd, and 4th floors are identical. Size for 2nd, 3rd, and 4th floors are 34,791 SF for each floor. 2-Story office building to be fully demoed - 35,040 SF. Studio units - 35 units less than 750 SF (35 total beds) 2 bedroom units - 37 units between 750-2000 SF (110 total beds) 4 bedroom units - 52 units between 750-2000 SF (208 total beds) Total lot size across 1 parcel is 123,275 SF (2.83 acres) - PLNG-INSP