Sacramento 95826 · College/Glen · APN 079-0020-021-0000 · City of Sacramento
Zoned R-2A-R in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $477,000 ($420,000–$534,000).
Zone R-2A-R 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 (11 total permits, latest Jul 2, 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.
$477,000
Benchmark range: $420,000 – $534,000
Other (COM-2525809): Issued after 7 mo (6.2× the 33d median) — slower than 90% of other permits in City of Sacramento (median 33d, 90th pct 196d, n=837).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: 7700 College Town Mixed-Use (0.45 mi W, 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 (~$491/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.
290 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 R-2A 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
In "Entitled" for 3.6 yr (since Apr 4, 2023), with no new permit record in 2.8 yr. · 1 unit · $152,000 declared valuation
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 (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 plumbing / water heater / sewer (8267 La Riviera Dr): Status changed from Issued to Finaled
Record RES-2617867 · 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 (8179 La Riviera Dr): First appeared in published agency feed
Record RES-2623848 · 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
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 (6.2× the 33d median) — slower than 90% of other permits in City of Sacramento (median 33d, 90th pct 196d, n=837).
Issued after 2 mo — slower than 90% of electrical / panel permits in City of Sacramento (median 0d, 90th pct 5d, n=11,023).
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 |
|---|---|---|---|---|
| Har Bro | Electrical / panel | 2 on parcel2 in ½ mi | $28,000 | 0 vs 0 prior |
| Mastec Network Solutions | Other | 1 on parcel1 in ½ mi | $28,000 | 1 vs 34 prior−97% |
| M7 Builders | Roof replacement | 1 on parcel1 in ½ mi | $20,644 |
| 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 ($4,750/yr) + local voter-approved bond debt ($665/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.
−$16,466/yr
Cash needed: $104,500
NOI: $12,356/yr
P&I: $2,402/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 | −$1,622/mo | -18.6% | $4,265/mo | −$1,588/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,175/mo | −$1,372/mo | -15.8% | $3,948/mo | −$1,215/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 | −$1,228/mo | -14.1% | $3,856/mo | −$931/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 ↗
CELL TOWER MODIFICATIONS
EPC - R/R (12) existing antennas with Six (6) new antennas at the 78' elevation, as well as replace hybrid cables and jumpers along the tower. Replace Three (3) of the existing Six (6) radios with Six (6) new radios, for a total of Nine (9) radios. Add one (1) additional cabinet without increasing size of current concrete pad. Add new, noncombustible fiber fence. No new trenching or ground disturbance.
Wall Repair
EPC - Wall Repair electrical permit issued under COM-2522298
ELECTRICAL
EPC - To remove and replace like for like 400Amp underground 4 meter stack with new code compliant for AT # 133,134,135, &136.
7996 LA RIVIERA DRIVE
REPLACE SUB PANEL (100 AMPS) INSIDE TENANT UNITS.
revision COM-2109184
EPC - revision COM-2109184 -- Made a small change to the sleeve used to repair carport post
Carport Repair (#'s 286-27-288-289)
EPC - Carport Repair (#'s 286-287-288-289):R/R and Repair a 4carspace carport (s) that fell down from storms; like for like.. revision COM-2119045 Made a small change to the sleeve used to repair carport post
7928 La Rivera - Cell Tower Upgrades
Upgrading existing cell tower to include: replace 6 existing antennas, add 3 new antennas. Install new battery cabinet. Remove 6 existing remote radio units (RRU's). 9 new RRU's. Install new 125AMP bearker.
roof covering
construct a 74 sq ft detached roof covering with new led lighting using existing electrical.
Fire Damage Repair (APT 74)
(APT 74) Replace 5 kitchen cabinets, replace the melted electrical outlets and wire, replace the smoke damage sheet rock, replace kitchen hood, and replace the stove. (see HSG #19-041037, issue as CDD permit per DLOWTHER)
Fire Damage Repair (APT 74)
(APT 74) Replace 5 kitchen cabinets, replace the melted electrical outlets and wire, replace the smoke damage sheet rock, replace kitchen hood, and replace the stove. (see HSG #19-041037, issue as CDD permit per DLOWTHER)
HVAC REPLACEMENT
REPLACE INDOOR & OUTDOOR HVAC UNIT, APT. #214 Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
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
19.34 acres
Assessor's classification for assessment purposes. This is not zoning.
7900 LA RIVIERA DR; 7900 LA RIVIERA DR # 289 # 289; 7900 LA RIVIERA DR # 290 # 290
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 079-0020-021-0000. 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.
| Four Ace Electrical Services | Electrical / panel | 1 on parcel1 in ½ mi | $9,360 | 13 vs 0 prior |
| West Coast Carports | Other | 1 on parcel1 in ½ mi | $7,500 | 0 vs 0 prior |
| Jg Smith Mechanical | HVAC / heat pump | 1 on parcel1 in ½ mi | $4,900 | 0 vs 0 prior |
| Pile Engineering | Electrical / panel | 1 on parcel1 in ½ mi | $1,200 | 0 vs 0 prior |
| Magic Sun Electric | Electrical / panel | 1 on parcel1 in ½ mi | $860 | 0 vs 0 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 |
| 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) |
| Roof replacementOn this parcel | 19,072 | 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.