Sacramento 95826 · College/Glen · APN 079-0153-006-0000 · City of Sacramento
Zoned R-3 in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $524,000 ($461,000–$587,000).
Zone R-3 allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
On-parcel permit history is indexed through Jul 9, 2024, 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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$524,000
Benchmark range: $461,000 – $587,000
Closest lead: Folsom Blvd Apartments (0.35 mi E, fee estimate). 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 (~$535/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: 125 proposed or in review.
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.
371 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 9.5 yr (since May 22, 2017), with no new permit record in 9.5 yr. · $800,000 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
Permit issued and active for 5.5 yr (first record May 28, 2021), with no completion or new permit record in 3.3 yr. · 1 unit · $47,138 declared valuation
In "Fee estimate" for 2.9 yr (since Jan 4, 2024), with no new permit record in 13 mo. · 124 units · $20,626,550 declared valuation
Nearby plumbing / water heater / sewer (2710 Caldwell Ct): Status changed from Issued to Finaled
Record RES-2621082 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (8310 Jackson Rd): Status changed from Issued to Finaled
Record COM-2617634 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (8586 Everglade Dr): First appeared in published agency feed
Record RES-2622626 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (8523 Cliffwood Way): Status changed from Issued to Finaled
Record RES-2618253 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (8491 Everglade Dr): First appeared in published agency feed
Record RES-2623551 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (8461 Lake Forest Dr): Status changed from Applied to Issued
Record RES-2621479 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (8461 Lake Forest Dr): Issued date changed from (blank) to 2026-09-28
Record RES-2621479 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (8631 Cliffwood Way): First appeared in published agency feed
Record RES-2622903 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2618858 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2618858 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2618858 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (8520 Merribrook Dr): Status changed from Issued to Finaled
Record RES-2621120 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (8312 Cedar Crest Way): First appeared in published agency feed
Record RES-2622742 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (3050 Notre Dame Dr): First appeared in published agency feed
Record RES-2623282 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (8529 Merribrook Dr): First appeared in published agency feed
Record RES-2623705 · 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 "Fee estimate" for 2.9 yr (since Jan 4, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (124 housing units, $20,626,550 declared valuation across 2 permits).
In "Fee estimate" for 8.5 yr (since Apr 30, 2018), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($800,000 declared valuation across 1 permit).
In "Fee estimate" for 9.5 yr (since May 22, 2017), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($800,000 declared valuation across 1 permit).
Active in "Issued" for 5.5 yr (first record May 28, 2021) with no new permit activity recorded in 3.3 yr.
work_desc changed to "700sf Detached ADU with 9sf utility closet. Proposed SMUD second service drop. Carbon monoxide & Smoke alarms required. Reference CRC sections R310 & R311. ALL WORK SUBJECT TO FIELD INSPECTION." in snapshot Nov 1, 2026.
High-impact scale ($1,200,000 declared valuation across 4 permits).
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 |
|---|---|---|---|---|
| Rci Integrated Construction | Windows / doors / siding | 4 on parcel4 in ½ mi | $134,200 | 0 vs 0 prior |
| Accord Electrical | Windows / doors / siding | 1 on parcel1 in ½ mi | $3,650 | 0 vs 0 prior |
| Kitchen Mart Recent nearby: 3054 Notre Dame Dr (Oct 14, 2026) | Remodel / interior alteration | 8 in ½ mi | $324,499 |
| 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 ($5,250/yr) + local voter-approved bond debt ($735/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.
−$20,070/yr
Cash needed: $115,500
NOI: $11,786/yr
P&I: $2,655/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 | −$1,922/mo | -20.0% | $4,684/mo | −$1,893/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,175/mo | −$1,672/mo | -17.4% | $4,336/mo | −$1,519/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 | −$1,529/mo | -15.9% | $4,235/mo | −$1,235/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 ↗
3099 Great Falls Way #111 / HDB Minor
Remodel kitchen cabinets and plumbing and minor electrical.
HSG Case # 21-044755 WINDOWS-UNITS 101-111, 201-211, 301-311
HSG Case # 21-044755 Replacing old windows & doors. Units 101-111, 201-211, 301-311.Replacing 95 windows. Units 205, 305, 109 replacing sliding patio doors (3 Doors). No structural change.
HC#21-044755 REMODEL BLDG B
EPC - HC#21-044755 BLDG B: BUILD INTERIOR PARTITION, REPLACE WINDOW
HSG#21-044755: BUILDING C UNITS 21 & 22
EPC - HSG#21-044755: Bldg C - Unit # 21 & 22 add wall to create extra room. Finalize permit COM-2012281 install new retrofit windows.
22-021494 - Minor Commercial Repairs
electrical work for (4) portable AC units through windows, electrical supplied w/ Legrand Wire Mold (independent dedicated) circuits / breakers. All Work Subject to field inspections. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
hsg 21-044755 BUILDING A
EPC - hsg 21-044755: Bldg A - Unit # 104, 201, 202, 204, 301, 305 add wall to create extra room. Finalize permit COM-2012281 install new retrofit windows. Wall install value $9,000 Window install $3,043 Total $12,043
WINDOWS-UNITS 101-111, 201-211, 301-311
Units 101-111, 201-211, 301-311.Replacing 95 windows and putting in new ones for
Windows C/O (56)
Change out windows to 4 units in apt. complex: BLDG 27 & 20 = 32 windows. BLDG 30 & 37 = 24 windows. All work subject to field inspection.
Window Change Out
Change out 6 windows and 2 sliding glass doors. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
Window Change Out
Remove and replace 30 windows Units 40 thru 47. 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
1.96 acres
Assessor's classification for assessment purposes. This is not zoning.
3099 GREAT FALLS WAY; 3099 GREAT FALLS WAY # 101 # 101; 3099 GREAT FALLS WAY # 102 # 102
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 079-0153-006-0000. 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.
| 62 vs 72 prior−14% |
| Yancey Recent nearby: 2801 Seton Hill Ct (Sep 27, 2023) | Remodel / interior alteration | 5 in ½ mi | $114,542 | 38 vs 46 prior−17% |
| PBC Enterprises Recent nearby: 8229 Citadel Way (Jun 29, 2026) | Addition (adds square footage) | 5 in ½ mi | $87,361 | 16 vs 21 prior−24% |
| Clark Wagaman Designs Recent nearby: 8500 Everglade Dr (Sep 3, 2024) | Addition (adds square footage) | 4 in ½ mi | $46,450 | 14 vs 41 prior−66% |
| Connected Technology Recent nearby: 2820 Seton Hill Ct (Apr 20, 2026) | Remodel / interior alteration | 4 in ½ mi | $10,915 | 117 vs 248 prior−53% |
| Mills Builders Recent nearby: 8519 Cliffwood Way (Sep 25, 2025) | Addition (adds square footage) | 3 in ½ mi | $750,000 | 14 vs 7 prior |
| Lennar Homes Of California Recent nearby: 8395 Jackson Rd (Mar 28, 2017) | Commercial tenant improvement | 3 in ½ mi | $595,702 | 604 vs 501 prior+21% |
| A Construction Pro Recent nearby: 8425 Hastings Ct (Feb 27, 2025) | Remodel / interior alteration | 3 in ½ mi | $430,195 | 29 vs 28 prior+4% |
| 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 alteration | 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.