Sacramento 95826 · College Town · APN 079-0200-038-0000 · City of Sacramento
Since October 2024 within ½ mile: 70 homes completed, 101 permitted (69 of them deed-restricted affordable); 2 demolitions; 1 commercial or mixed-use project.
5 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.
96 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.
$851,000
Benchmark range: $749,000 – $953,000
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
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 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 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 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 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 9.3 yr (since Jul 28, 2017), with no new permit record in 9.3 yr. · $4,444,186 declared valuation
In "Fee estimate" for 8.1 yr (since Sep 28, 2018), with no new permit record in 8.1 yr. · 225 units · $33,000,000 declared valuation
In "Entitled" for 6.9 yr (since Dec 12, 2019), with no new permit record in 6.9 yr. · 101 units
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)
3280 Ramona Ave · $4,231,300 valuation
Records span Dec 30, 2025 to Jun 22, 2026 (6 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Commercial tenant improvement permit issued (COM-2505956)
HDB #25-003612 remodel
EPC - Remodel existing commercial space to legalize new office/storage room, bathroom, counter display area within new Batting cage area. HDB #25-003612 · Declared valuation: $35,000
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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)
7700 College Town Dr · 101 units · $24,613,452 valuation
Records span Aug 7, 2024 to Sep 5, 2025 (19 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3300 Power Inn Rd · $10,000 valuation
Records span May 22, 2025 to Jun 3, 2025 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3316 Ramona Ave · $40,000 valuation
Records span Apr 14, 2025 to May 6, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
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)
Commercial tenant improvement permit application filed (COM-2505956)
HDB #25-003612 remodel
EPC - Remodel existing commercial space to legalize new office/storage room, bathroom, counter display area within new Batting cage area. HDB #25-003612 · Declared valuation: $35,000
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)
8178 Lake Forest Dr · 1 unit · $152,000 valuation
Records span Apr 4, 2023 to Feb 7, 2024 (1 permit).
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-2324294)
REVISION
EPC - revision COM-2302651 to revise facade design and provided trench drain to address water shed issue.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Plan revision / deferred submittal permit application filed (COM-2321317)
7991 FOLSOM BLVD - Revision to COM-2217562
EPC - Revision to COM-2217562: Revised general lighting and power layout.
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)
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 "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 "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 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 8.1 yr (first record Sep 28, 2018) with no new permit activity recorded in 8.1 yr. High-impact scale (225 housing units, $33,000,000 declared valuation across 1 permit).
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).
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 ($8,500/yr) + local voter-approved bond debt ($1,190/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$43,495/yr
Cash needed: $187,000
NOI: $8,081/yr
P&I: $4,298/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 | −$3,875/mo | -24.9% | $7,409/mo | −$3,870/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,175/mo | −$3,625/mo | -23.3% | $6,858/mo | −$3,497/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 | −$3,481/mo | -22.3% | $6,699/mo | −$3,213/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 ↗
Fee estimate18 unitsApr 11, 2018 – Apr 11, 2018
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
HDB #25-003612 remodel
EPC - Remodel existing commercial space to legalize new office/storage room, bathroom, counter display area within new Batting cage area. HDB #25-003612
REVISION
EPC - revision COM-2302651 to revise facade design and provided trench drain to address water shed issue.
7991 FOLSOM BLVD - Revision to COM-2217562
EPC - Revision to COM-2217562: Revised general lighting and power layout.
facade upgrade
EPC - installing new exterior soffits, installation of two manual roll up doors installed in proposed soffits, façade upgrade to tile , electrical to be installed for accent lighting and future sign, separate permit to be issued for exterior signage CYC2 - REMOVED ONE ROLLUP DOOR FROM SCOPE revision COM-2324294 to revise facade design and provided trench drain to address water shed issue.
REVISION TO COM-2217562
EPC - EXPEDITED - Revised metal stud design and provide interior window wall at open office.
REVISION TO COM-2217562
EPC - EXPEDITED 3,3,3,3 - Revised Mechanical Unit count and location. Added column and beam to freezer panel lid for additional support.
REVISION TO COM-2217562
EPC - EXPEDITED - REVISION TO COM-2217562 - Revised single line to reflect existing conditions, field inspection 63 Elect-Rough, Steve Rodarte
Commercial Remodel
EXPEDITED - EPC - Remodel to Include: Reconfigure Existing 6400 SQ FT Tenant Space to New Show Room. Work to Include New Partitions, Upgrades to Electrical, Mechanical and Plumbing. REVISION COM-2302218 - Revised single line to reflect existing conditions, field inspection 63 Elect-Rough, Steve Rodarte REVISION COM-2302886 - Revised Mechanical Unit count and location. Added column and beam to freezer panel lid for additional support. REVISION COM-2305587 - EPC - EXPEDITED - Revised metal stud design and provide interior window wall at open office.
E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 400 squares of TPO Single Ply. CRRC: 0738-0002 4 separate storage buildings
E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 289 squares of TPO Single Ply. CRRC: 0738-0002
OPUS Multi-family Housing Project - Townhomes
25,500 sf gross, 2-story, Type-VA, 18-unit, 4-bdrm, multi-family (R-2) townhome building, each unit = 1417 sf [1st floor total = 12,750 sf, 2nd floor total = 12,750 sf] - PLNG-INSP
OPUS Multi-family Housing Project - Main Building
222,250 sf gross, 5-story, Type-IIIA, 222-unit, multi-family (R-2) apartment building on + 3.94 acres (171,626 sf gross) site development [(20) 350 sf micro units, (23) 425 sf studio units, (43) 550 sf 1-bdrm units, (57) 775 sf 2-bdrm units, (5) 1000 sf 3-bdrm units, (9) 1050 sf 4-bdrm units, (65) 1250 sf 4-bdrm units] {Townhomes under COM-1806613} 1st floor: 44,450 sf, 52 units 2nd floor: 44,450 sf, 47 units 3rd floor: 44,450 sf, 47 units 4th floor: 44,450 sf, 47 units 5th floor: 44,450 sf, 47 units - 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.
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 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
3.94 acres
Assessor's classification for assessment purposes. This is not zoning.
7951 FOLSOM BLVD; 7991 FOLSOM BLVD; 7991 FOLSOM BLVD STE 1 STE 1
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 079-0200-038-0000. 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.