Sacramento 95826 · College/Glen · APN 079-0163-002-0000 · City of Sacramento
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $532,000 ($468,000–$596,000).
Public building records show issued construction/renovation work on this parcel (26 total permits, latest Aug 27, 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)
Sign (SIG-2427211): Issued after 3 mo (4.5× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$532,000
Benchmark range: $468,000 – $596,000
Closest lead: Folsom Blvd Apartments (0.39 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 (~$543/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.
302 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 C-2 as commercial, 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 hvac / heat pump (3151 Notre Dame Dr 136): First appeared in published agency feed
Record COM-2622624 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
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
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 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 hvac / heat pump (2930 Chestnut Hill Dr): First appeared in published agency feed
Record RES-2622561 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (8476 Everglade Dr): Status changed from Issued to Finaled
Record RES-2615872 · 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).
Issued after 3 mo (4.5× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
Pending in review for 8.7 yr (77.2× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Issued after 2 mo — slower than 90% of solar / battery storage permits in City of Sacramento (median 3d, 90th pct 27d, n=3,950).
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 |
|---|---|---|---|---|
| Hanna Design Group | Commercial tenant improvement | 2 on parcel2 in ½ mi | $606,000 | 0 vs 0 prior |
| Xpress Technical Services | Sign | 2 on parcel2 in ½ mi | $61,200 | 0 vs 0 prior |
| Hunter Energy Solutions | Solar / battery storage | 1 on parcel1 in ½ mi | $575,000 |
| 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 ($5,300/yr) + local voter-approved bond debt ($742/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.
−$20,430/yr
Cash needed: $116,600
NOI: $11,729/yr
P&I: $2,680/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 | −$1,952/mo | -20.1% | $4,726/mo | −$1,923/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,175/mo | −$1,703/mo | -17.5% | $4,375/mo | −$1,550/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 | −$1,559/mo | -16.0% | $4,273/mo | −$1,266/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 ↗
Air Dialer on fire alarm panel
Replacing existing phone lines with new Air Dialer on fire alarm panel
SIGN BUILD A SUNDAE
EPC - Non-Illuminated Flat cut letters flush mounted
REMODEL - STE #8
EPC - REMODEL OF SUITE #8 TO INCLUDE: 1. INSTALLATION OF SHAKE BAR UTILIZING BASE CABINETS AND LAMINATE COUNTERTOP. 2. INSTALLATION OF COMMERCIAL REFRIDGERATOR AND FREEZERS 3. HOOK UP TRIPLE SINK AND HANDWASHING SINK TO EXISTING PLUMBING. 4. MAKE SURE ALL PLUMBING DRAINS INTO NECESSARY DRAINS. 5. HOOK UP GREASE TRAP
8391 Folsom Blvd. #4 com HVAC permit minor no plans
HVAC Permit: FOR UNIT 4 HVAC c/o like for like package unit 4 ton 14 SEER 80% AFUE 80K BTUs. The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%. CF-1R-ALT-HVAC on file: Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
R/R HVAC - 8387 FOLSOM BLVD
EPC - REMOVE & REPLACE 12 LIKE FOR LIKE RTUs
8393 Folsom Blvd.
install two (2) illuminated wall signs, install three (3) illuminated directional signs, install one (1) non-illuminated clearance bar, install one (1) pre-menu board sign, install one (1) order canopy sign, install one (1) menu board sign
Storage Racking
EPC - EXPEDITED - Racking Permit only. Previous remodel approved under COM-2416169.
8393 Folsom Blvd.
install two (2) illuminated wall signs, install three (3) illuminated directional signs, install one (1) non-illuminated clearance bar, install one (1) pre-menu board sign, install one (1) order canopy sign, install one (1) menu board sign
8391 Folsom Blvd
Sign replacement and paiting around the signage for a refresh look.
Expansion & Interior Remodel
EPC - EXPEDITED - Commercial remodel and change of use to combine 4 existing suites into a single tenant for AutoZone. Small concrete ramp created for loading purposes on the north side. Exterior work to the facade, and interior work to upgrade all equipment.
8387 FOLSOM BLVD
INSTALL 1 ILLUMINATED WALL SIGN
FIRE ALARM
EPC - Sprinkler Monitoring System - To monitor flow and tamper, install smoke above panel install pull station, Horn/strobe and annunciator at front door.
8389 FOLSOM BLVD
INSTALL ONE SET OF CHANNEL LETTERS "AUTOZONE" WITH STRIPE AND ONE SET OF CHANNEL LETTERS "AUTOZONE"
REVISION
EPC - Revision to permit COM-2112720 - relocation of delayed exiting hardware from double doors at back corner of sales floor to single door in back of house
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
11.71 acres
Assessor's classification for assessment purposes. This is not zoning.
8387 FOLSOM BLVD; 8389 FOLSOM BLVD; 8391 FOLSOM BLVD
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 079-0163-002-0000. 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.
| Pacific Weathershield | Roof replacement | 1 on parcel1 in ½ mi | $140,000 | 0 vs 0 prior |
| Brc General Contracting | Remodel / interior alteration | 1 on parcel1 in ½ mi | $85,000 | 1 vs 2 prior |
| Ares | HVAC / heat pump | 1 on parcel1 in ½ mi | $44,000 | 0 vs 0 prior |
| Psp Mechanical | HVAC / heat pump | 1 on parcel1 in ½ mi | $14,380 | 0 vs 0 prior |
| Garda Construction Incorporation | Commercial tenant improvement | 1 on parcel1 in ½ mi | $12,500 | 0 vs 0 prior |
| Geo Tech Security | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $12,500 | 0 vs 0 prior |
| Western Sign | Sign | 1 on parcel1 in ½ mi | $7,500 | 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 improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Solar / battery storageOn this parcel | 3,950 | 0d | 3d | 8d | 27d | 2d |
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.
raleys remodel
EPC - Existing Grocery Store - Construct automatic gate entrance system and railing inside store - install delayed egress panic hardware on existing exit doors. revision COM-2226065 - relocation of delayed exiting hardware from double doors at back corner of sales floor to single door in back of house
star bucks remodel
EPC - Interior TI for existing Starbucks. New equipments, fixtures, finishes, walls, and furnitures.
Raley's Pharmacy & Entrance Sign Permit-Folsom Blvd
Install (2) attached / illuminated wall signs
raley remodel
EPC Submittal - Replace existing automatic swing doors with new with new auto sliding door bi-folding door. Improvements. Replace existing west side automatic door with storefront system. Add additional storefront window and relocate wall at entry area.
EPC Submittal - Remodel of Commercial Building - Entry Door Improvements
raleys roof top solar
513.92kw Solar PV System, and 0gal Solar WH System (water heater installed null).
Unit 5 SMUD Safety Inspection
Unit 5 SMUD Safety Inspection. One time inspection only. Additional inspections will cost $76.00 (Residential) or $152 (Commercial) each. If there is no access to the site or areas required by an inspector this is still an inspection. Permit fees are non-transferable.
ROOF OVERLAY
E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 610 squares of TPO Single Ply. CRRC: 0738-0002
Cricket
Install 2 attached illuminated signs. "Cricket"
SUITE K / REMODEL
SUITE K INTERIOR REMODEL TO INCLUDE NEW WALLS, CEILING, LIGHTS, OUTLETS, SWITCHES, NEW HVAC UNITS, INSTALL SUPPLY AND RETURN DUCTS, ADJUST FIRE SPRINKLER HEADS, GAS PIPING, ELECTRICAL PANELS.
Install New PV System
409.2kw Solar PV System, and 0gal Solar WH System (water heater installed null).
Estimate Commercial 409.2 KW Solar System
409.2kw Solar PV System, and 0gal Solar WH System (water heater installed null).