Sacramento 95826 · College/Glen · APN 079-0420-015-0000 · 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.
138 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.
$551,000
Benchmark range: $485,000 – $617,000
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.
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 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 8.6 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 "Fee estimate" for 4.5 yr (since May 13, 2022), with no new permit record in 4.5 yr. · $2,681,675 declared valuation
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
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)
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)
Plan revision / deferred submittal permit application filed (COM-2426671)
REVISION TO COM-2404004
EPC - REVISION TO COM-2404004: Install exposed spiral ductwork for tennant improvement -Install new spiral ductwork per mechanical drawing -Hang duct with 1” metal strap from ceiling -Attach duct work to existing HVAC sytem
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)
Plan revision / deferred submittal permit application filed (COM-2413148)
REVISION TO COM-2404004
EPC - REVISION TO COM-2404004 - CHANGE OF ADDRESS FROM PREVIOUSLY APPROVED TENANT IMPROVEMENT. (FROM SUITE 101 TO SUITE 102). · Contractor: Gudino Construction Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Commercial tenant improvement permit issued (COM-2404004)
Interior Remodel Suite 102
EPC - TENANT IMPROVEMENT TO INCLUDE CONSTRUCTION OF ACCESSIBLE, SINGLE-USER, ALL GENDER TOILET AND ASSOCIATED, MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SPRINKLER WORK, PLUS NEW LIGHTING TO MAIN SUITE. SEE REVISION COM-2413148 - CHANGE OF ADDRESS FROM PREVIOUSLY APPROVED TENANT IMPROVEMENT. (FROM SUITE 101 TO SUITE 102). SEE REVISION COM-2426671: PER INSPECTION CORRECTION; Install exposed spiral ductwork for tennant improvement -Install new spiral ductwork per mechanical drawing -Hang duct with 1” metal strap from ceiling -Attach duct work to existing HVAC sytem · Declared valuation: $50,000 · Contractor: Gudino Construction Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Commercial tenant improvement permit application filed (COM-2404004)
Interior Remodel Suite 102
EPC - TENANT IMPROVEMENT TO INCLUDE CONSTRUCTION OF ACCESSIBLE, SINGLE-USER, ALL GENDER TOILET AND ASSOCIATED, MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SPRINKLER WORK, PLUS NEW LIGHTING TO MAIN SUITE. SEE REVISION COM-2413148 - CHANGE OF ADDRESS FROM PREVIOUSLY APPROVED TENANT IMPROVEMENT. (FROM SUITE 101 TO SUITE 102). SEE REVISION COM-2426671: PER INSPECTION CORRECTION; Install exposed spiral ductwork for tennant improvement -Install new spiral ductwork per mechanical drawing -Hang duct with 1” metal strap from ceiling -Attach duct work to existing HVAC sytem · Declared valuation: $50,000 · Contractor: Gudino Construction Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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)
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 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 8.6 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 4.5 yr (first record May 13, 2022) with no new permit activity recorded in 4.5 yr. High-impact scale ($2,681,675 declared valuation across 1 permit).
Active in "Fee estimate" for 9.3 yr (first record Jul 28, 2017) with no new permit activity recorded in 9.3 yr. High-impact scale ($4,444,186 declared valuation across 1 permit).
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 ($5,500/yr) + local voter-approved bond debt ($770/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$21,872/yr
Cash needed: $121,000
NOI: $11,501/yr
P&I: $2,781/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 | −$2,073/mo | -20.6% | $4,894/mo | −$2,045/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,175/mo | −$1,823/mo | -18.1% | $4,530/mo | −$1,672/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 | −$1,679/mo | -16.6% | $4,425/mo | −$1,387/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 estimateJan 26, 2016 – Jan 26, 2016
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
REVISION TO COM-2404004
EPC - REVISION TO COM-2404004: Install exposed spiral ductwork for tennant improvement -Install new spiral ductwork per mechanical drawing -Hang duct with 1” metal strap from ceiling -Attach duct work to existing HVAC sytem
REVISION TO COM-2404004
EPC - REVISION TO COM-2404004 - CHANGE OF ADDRESS FROM PREVIOUSLY APPROVED TENANT IMPROVEMENT. (FROM SUITE 101 TO SUITE 102).
Interior Remodel Suite 102
EPC - TENANT IMPROVEMENT TO INCLUDE CONSTRUCTION OF ACCESSIBLE, SINGLE-USER, ALL GENDER TOILET AND ASSOCIATED, MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SPRINKLER WORK, PLUS NEW LIGHTING TO MAIN SUITE. SEE REVISION COM-2413148 - CHANGE OF ADDRESS FROM PREVIOUSLY APPROVED TENANT IMPROVEMENT. (FROM SUITE 101 TO SUITE 102). SEE REVISION COM-2426671: PER INSPECTION CORRECTION; Install exposed spiral ductwork for tennant improvement -Install new spiral ductwork per mechanical drawing -Hang duct with 1” metal strap from ceiling -Attach duct work to existing HVAC sytem
21-017812 - EMERGENCY REPAIRS
***EMERGENCY REPAIRS*** Remove and replace (4) #500MCM AL. parallel secondaries (approx. 40 feet) VALUATION: $4,200
Sourdough & Co Signage
Install (2) attached / illuminated channel letter and tagline cabinet signs.
First time T.I
Suite 102***Modify shell floor, new interior partitions, ceiling, finishes, plumbing, electrical, mechanical, lighting and type two exhaust hood, existing HVAC to remain new duct work.
EPC Submittal - New Fire Sprinkler Monitoring System for Commercial Building
STARBUCKS SIGN PERMIT 2 of 2
Install (4) Detached / illuminated way signs, (1) Detached / non-illuminated Clearance bar, (1) Detached / illuminated preview board / (1) Detached / Illuminated order screen w/ housing unit and (1) Detached illuminated menu board
STARBUCKS SIGN PERMIT 1 of 2
Install (5) Attached / Illuminated Wall Signs
EPC Submittal - Revision to Fire Sprinkler plans for TI for Starbucks Coffee. Suite 100 "A" issued under COM-1813525
EPC Submittal - 1st Time Occupancy of Commercial Building - Fire Sprinkler TI for Starbucks Coffee. Suite 100 "A"
STARBUCKS TI & Patio Addition
EPC Submittal - 1st Time Tenant Improvement (2,000 sq ft) for Starbucks coffee and Addition of 1,511 outdoor patio/seating area with shade structure
deferral shade structure
deferral for COM-1802276 for 2 346 sq ft shade structures
(Howe & Folsom Com) REVISION No 2 TO COM-1802276 FOR TRASH ENCLOSURE
(Howe & Folsom Com) REVISION No 2 TO COM-1802276 FOR TRASH ENCLOSURE ROOF
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
0.90 acres
Assessor's classification for assessment purposes. This is not zoning.
390 BICENTENNIAL CIR; 390 BICENTENNIAL CIR STE 101 STE 101; 390 BICENTENNIAL CIR STE 102 STE 102
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 079-0420-015-0000. 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.
EPC Submittal - New Commercial Building - New Fire Sprinkler Monitoring System for Commercial Building
REVISION TO COM-1802276
REVISION TO COM-1802276 Plumbing revisions related to AC5 location change shown on page 2.3
Howe & Folsom Commercial
Truss Calculations deferred from COM-1802276
EPC Submittal - Deferred Fire Sprinkler shell system plans to COM-1802276
EPC Submittal - New Commercial Building - Fire Sprinkler shell system
Howe & Folsom Commercial
Construct new 4745 sq. ft. commercial retail shell building with 34,622 sq. ft. of site development. Fire Sprinkler/Alarm and Trusses are deferred submittals. (See revision COM-1813341, Plumbing revision related to AC5) (8/28/2018 EKN) (Howe & Folsom Com) REVISION No 2 COM-1816643 TO ADD TRASH ENCLOSURE ROOF (deferral COM-1817796 shade structures CRF 9-13-2018) - PLNG-INSP (See COM-1816983 for New Fire Sprinkler Monitoring System).
EPC Submittal - 1st Time Occupancy of Commercial Building - New Starbucks Store - Interior tenant finish of a Landlord Shell Building
Estimate
Estimate for new 5,000 square foot retail commercial building type V-B construction fire sprinkled on a .90 acre lot