Sacramento 95826 · College/Glen · APN 079-0114-021-0000 · City of Sacramento
Since October 2024 within ½ mile: 70 homes completed (69 of them deed-restricted affordable).
1 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.
210 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
$508,000
Benchmark range: $447,000 – $569,000
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 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 3.6 yr (since Apr 4, 2023), with no new permit record in 2.7 yr. · 1 unit · $152,000 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 9.4 yr (since May 22, 2017), with no new permit record in 9.4 yr. · $800,000 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 "Fee estimate" for 8.5 yr (since Apr 30, 2018), with no new permit record in 8.5 yr. · $800,000 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)
Annual ZIP 95826 home-value index checkpoint
Changed from $480,304 in September 2024 to $465,625 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95826 (not a parcel appraisal)
25 Howe Ave · 70 units · 69 affordable · $4,576,000 valuation
Records span Nov 3, 2023 to Apr 11, 2025 (5 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Roof replacement permit issued (RES-2507242)
8178 Lake Forest Drive res roof permit minor no plans
Roof Permit: Tear off and install 15 squares of 30 yr laminated dimensional composition roofing material. In-progress inspection required if 10 squares or greater. CF-6R-ENV-01 required at final inspection. CF-1R-ALT on file. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. · Declared valuation: $14,500 · Contractor: Diamond Ridge Roofing Systems
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Roof replacement permit application filed (RES-2507242)
8178 Lake Forest Drive res roof permit minor no plans
Roof Permit: Tear off and install 15 squares of 30 yr laminated dimensional composition roofing material. In-progress inspection required if 10 squares or greater. CF-6R-ENV-01 required at final inspection. CF-1R-ALT on file. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. · Declared valuation: $14,500 · Contractor: Diamond Ridge Roofing Systems
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Annual ZIP 95826 home-value index checkpoint
Changed from $467,145 in September 2023 to $480,304 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95826 (not a parcel appraisal)
Planning entitlement approved for 1 housing unit (Garage Conversion to ADU + Addition)
Reported in 2024 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
Accessory dwelling unit (new or conversion) permit application filed (RES-2402751)
Garage Conversion to ADU + Addition
EPC - Converting existing 682 sq. ft. detached garage into ADU. Addition of 49 sq. ft. This will be a 2bd / 1ba 731 sq. ft. ADU. No PV Solar / No Fire Sprinklers. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. All work subject to field inspections. · Declared valuation: $152,000
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Annual ZIP 95826 home-value index checkpoint
Changed from $492,216 in September 2022 to $467,145 in September 2023.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95826 (not a parcel appraisal)
Plumbing / water heater / sewer permit application filed (RES-2309965)
Current status: Expired Permit
E-Permit: Sewer Service replacement or repair, Dig and Bury 60 L.F. · Declared valuation: $12,980 · Contractor: A R S American Residential Services Of California Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Plumbing / water heater / sewer permit issued (RES-2309965)
Recorded status: Expired Permit
E-Permit: Sewer Service replacement or repair, Dig and Bury 60 L.F. · Declared valuation: $12,980 · Contractor: A R S American Residential Services Of California Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Planning entitlement approved for 1 housing unit (8178 LAKE FOREST DR)
Reported in 2023 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
2924 Oberlin Ct · 1 unit · $253,235 valuation
Records span Jun 26, 2020 to Mar 30, 2023 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3013 Notre Dame Dr · 2 units · $205,506 valuation
Records span Sep 21, 2022 to Jan 13, 2023 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project 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 →Active in "Entitled" for 3.6 yr (first record Apr 4, 2023) with no new permit activity recorded in 2.7 yr.
Active in "Fee estimate" for 8.6 yr (first record Apr 11, 2018) with no new permit activity recorded in 8.6 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 26, 2016) with no new permit activity recorded in 10.8 yr. High-impact scale ($1,100,000 declared valuation across 1 permit).
Active in "Fee estimate" for 8.5 yr (first record Apr 30, 2018) with no new permit activity recorded in 8.5 yr. High-impact scale ($800,000 declared valuation across 1 permit).
Active in "Fee estimate" for 9.4 yr (first record May 22, 2017) with no new permit activity recorded in 9.4 yr. High-impact scale ($800,000 declared valuation across 1 permit).
High-impact scale (70 housing units, 69 deed-restricted affordable, $4,576,000 declared valuation across 5 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 2,974 parcels
−26.1% YoY
City baseline: 30.6 / 1k
80 in trailing 24m
Includes 3 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 ($5,100/yr) + local voter-approved bond debt ($714/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$18,989/yr
Cash needed: $112,200
NOI: $11,957/yr
P&I: $2,579/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 | −$1,832/mo | -19.6% | $4,559/mo | −$1,801/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,175/mo | −$1,582/mo | -16.9% | $4,219/mo | −$1,428/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 | −$1,439/mo | -15.4% | $4,121/mo | −$1,144/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 ↗
Entitled1 unitsApr 4, 2023 – Feb 7, 2024
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
8178 Lake Forest Drive res roof permit minor no plans
Roof Permit: Tear off and install 15 squares of 30 yr laminated dimensional composition roofing material. In-progress inspection required if 10 squares or greater. CF-6R-ENV-01 required at final inspection. CF-1R-ALT on file. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
Garage Conversion to ADU + Addition
EPC - Converting existing 682 sq. ft. detached garage into ADU. Addition of 49 sq. ft. This will be a 2bd / 1ba 731 sq. ft. ADU. No PV Solar / No Fire Sprinklers. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. All work subject to field inspections.
E-Permit: Sewer Service replacement or repair, Dig and Bury 60 L.F.
KITCHEN REMODEL
EPC - Demo non load bearing wall and add header, move electrical, drywall and texture, paint, cabinets, new appliances.
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 |
|---|---|---|---|---|---|---|
| 2024 | Garage Conversion to ADU + Addition(RES-2402751) | ADU · Renter | 1 (Feb 7, 2024) | — | — | — |
| 2023 | 8178 LAKE FOREST DR(IR23-095) | ADU · Renter | 1 (Apr 4, 2023) | — | — | — |
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
0.25 acres
Assessor's classification for assessment purposes. This is not zoning.
8178 LAKE FOREST DR
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 079-0114-021-0000. 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.