Sacramento 95823 · Valley Hi / North Laguna · APN 117-0850-018-0000 · City of Sacramento
Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $432,000 ($380,000–$484,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 5,665 sq ft lot. Local precedent is active with 1 ADU permit within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Jun 23, 2022).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
all of the lot of the parcel intersects Zone X: minimal flood hazard. 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.
$432,000
Benchmark range: $380,000 – $484,000
Solar / battery storage (RES-2101895): Issued after 17 mo — slower than 90% of solar / battery storage permits in City of Sacramento (median 3d, 90th pct 27d, n=3,950).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Ventris Place (0.35 mi S, entitled). 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 (~$448/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: 41 homes completed; 1 commercial or mixed-use project.
41 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.
388 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-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 3.2 yr (since Sep 5, 2023), with no new permit record in 3.2 yr. · 37 units
Nearby electrical / panel (8384 Langtree Way): First appeared in published agency feed
Record RES-2621778 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (1 Songbird Ct): First appeared in published agency feed
Record RES-2623703 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (8528 Carlin Ave): First appeared in published agency feed
Record RES-2622478 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (8384 Langtree Way): First appeared in published agency feed
Record RES-2621775 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (8524 Carlin Ave): First appeared in published agency feed
Record RES-2623202 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (6250 Calvine Rd): Status changed from Plan Check Wait to Verify Wait
Record RES-2604262 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (6250 Calvine Rd): Description text was updated
Record RES-2604262 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (5977 Silver Shadow Cir): Status changed from Issued to Finaled
Record RES-2617461 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (6931 Cranleigh Ave): Status changed from Ready-to-Issue to Finaled
Record RES-2621477 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (6931 Cranleigh Ave): Issued date changed from (blank) to 2026-09-28
Record RES-2621477 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (5529 Rightwood Way): Status changed from Issued to Finaled
Record RES-2609957 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (6712 Richlands Way): Status changed from Issued to Finaled
Record RES-2621241 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (18 Tearpak Ct): First appeared in published agency feed
Record RES-2622680 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (8641 Maple Hall Dr): Status changed from Issued to Expired Permit
Record RES-2520734 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (48 Del Vista Cir): First appeared in published agency feed
Record RES-2621920 · 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 "Entitled" for 3.2 yr (since Sep 5, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (37 housing units across 0 permits).
Issued after 17 mo — slower than 90% of solar / battery storage permits in City of Sacramento (median 3d, 90th pct 27d, n=3,950).
High-impact scale (4 housing units, $456,598 declared valuation across 21 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 11,290 parcels
+2.3% YoY
City baseline: 30.4 / 1k
176 in trailing 24m
Includes 11 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Sunrise Solar Roofing | Solar / battery storage | 1 on parcel1 in ½ mi | $19,000 | 0 vs 0 prior |
| Syncon Homes Of California Recent nearby: 6401 Ventris Walk (Mar 17, 2026) | New single-family home | 39 in ½ mi | $11,692,367 | 75 vs 45 prior+67% |
| Axios Homes Recent nearby: 8570 Center Pkwy (Mar 6, 2025) |
| 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 95823
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 ($4,300/yr) + local voter-approved bond debt ($602/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.
−$15,080/yr
Cash needed: $94,600
NOI: $11,012/yr
P&I: $2,174/mo
For $0/mo net cash flow
At $1,975/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 | $1,817/mo | −$1,484/mo | -18.8% | $3,888/mo | −$1,455/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$1,257/mo | -15.9% | $3,599/mo | −$1,116/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,094/mo | −$1,126/mo | -14.3% | $3,515/mo | −$857/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 ↗
Roof Mount PV 9.92KW
9.92kw Solar PV System, and 0gal Solar WH System (water heater installed null).
MARQUEZ PROPERTY / RE-ROOF WITH T/O
Tear Off - Yes, Resheet - Yes, 1 layer(s), 23 squares of 30yr Laminated Dimensional Composition. In-progress inspection required if 10 squares or greater. CF-1R-ALT on file. 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
0.13 acres
Assessor's classification for assessment purposes. This is not zoning.
6082 WINDBREAKER WAY
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 117-0850-018-0000. 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.
| New multifamily / condos / mixed-use |
| 10 in ½ mi |
| $9,171,336 |
| 1 vs 0 prior |
| Home Depot USA Recent nearby: 8462 Sunblaze Way (Jan 3, 2025) | Remodel / interior alteration | 4 in ½ mi | $19,754 | 18 vs 95 prior−81% |
| Connected Technology Recent nearby: 14 Sedley Ct (Oct 17, 2024) | Remodel / interior alteration | 4 in ½ mi | $6,432 | 117 vs 248 prior−53% |
| Premier Pools Recent nearby: 82 Summer Rim Cir (Mar 12, 2021) | Pool / spa | 3 in ½ mi | $220,996 | 0 vs 0 prior |
| California Custom Sunrooms And Patio Covers Recent nearby: 6107 Dayburst Way (Sep 3, 2021) | Addition (adds square footage) | 3 in ½ mi | $61,041 | 9 vs 29 prior−69% |
| Clark Wagaman Designs Recent nearby: 5341 Calvine Rd (Jul 11, 2023) | Addition (adds square footage) | 3 in ½ mi | $22,800 | 14 vs 41 prior−66% |
| Eagle International Recent nearby: 11 Sedley Ct (Sep 16, 2025) | Remodel / interior alteration | 3 in ½ mi | $8,000 | 42 vs 19 prior+121% |
| Bear Copper Electric Merged: BEAR COPPER ELECTRIC · BEAR COPPER ELECTRIC INC Recent nearby: 8 Fawnbrook Ct (Apr 9, 2024) | Remodel / interior alteration | 3 in ½ mi | $5,446 | 24 vs 75 prior−68% |
| 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 improvement | 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.