Sacramento 95823 · Valley Hi / North Laguna · APN 117-0970-036-0000 · City of Sacramento
Zoned R-1-PUD in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $510,000 ($449,000–$571,000).
Zoned R-1-PUD supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 8,475 sq ft lot. Local precedent is active with 2 ADU permits 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 (4 total permits, latest Feb 2, 2024).
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.
$510,000
Benchmark range: $449,000 – $571,000
Plan revision / deferred submittal (SUB-1712132): Pending in review for 9.3 yr (83.2× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Bruceville Fee Estimate (0.36 mi SE, 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 (~$522/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: 64 homes completed, 8 permitted, 125 proposed or in review; 1 commercial or mixed-use project.
77 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.
383 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 21 mo (since Jan 30, 2025), with no new permit record in 19 mo. · 125 units · $20,699,182 declared valuation
Nearby general repair (7190 Calvine Rd 1): First appeared in published agency feed
Record COM-2622434 · 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 general repair (7190 Calvine Rd 43): First appeared in published agency feed
Record COM-2622357 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (7190 Calvine Rd 2): First appeared in published agency feed
Record COM-2622442 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (7190 Calvine Rd 19): First appeared in published agency feed
Record COM-2622811 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (7810 Gimron Way): Status changed from Issued to Finaled
Record RES-2617043 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (33 Seasmoke Pl): First appeared in published agency feed
Record RES-2622546 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (5 Shipman Ct): First appeared in published agency feed
Record RES-2621556 · 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 solar / battery storage (6651 Sunset Bluffs St): Status changed from Issued to Expired Permit
Record RES-2519406 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (7190 Calvine Rd 3): First appeared in published agency feed
Record COM-2622342 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (7190 Calvine Rd 3): First appeared in published agency feed
Record COM-2622393 · 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 plumbing / water heater / sewer (9 Bent Creek Ct): First appeared in published agency feed
Record RES-2623838 · 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 21 mo (since Jan 30, 2025), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (125 housing units, $20,699,182 declared valuation across 1 permit).
Pending in review for 9.3 yr (83.2× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
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 |
|---|---|---|---|---|
| Golden Built Construction | Accessory dwelling unit (new or conversion) | 1 on parcel1 in ½ mi | $43,230 | 0 vs 0 prior |
| Sunrun Installation Services | Solar / battery storage | 1 on parcel1 in ½ mi | $17,768 | 0 vs 7 prior |
| KB Home Sacramento Recent nearby: 305 Bywell Bridge Cir (Mar 10, 2021) | New single-family home | 87 in ½ mi |
| 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 ($5,100/yr) + local voter-approved bond debt ($714/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.
−$20,846/yr
Cash needed: $112,200
NOI: $10,100/yr
P&I: $2,579/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 | −$1,964/mo | -21.0% | $4,559/mo | −$1,941/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$1,737/mo | -18.6% | $4,219/mo | −$1,602/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 | −$1,607/mo | -17.2% | $4,121/mo | −$1,344/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 ↗
Finaled / completed1 unitsDec 11, 2023 – Feb 2, 2024
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
ADU CONVERSION
EPC - Convert existing structure into 426 Sq. ft ADU. 1 bed, 1 bath. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314, Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).”
10.8 KW SOLAR
10.8kw Solar PV System and reduce main breaker from 200A to 175A. All supply side connections, main breaker change-out, and/or panel upgrade will require a second inspection. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314, Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).”
EPC Submittal - 346 SF OF WORK AREA CHANGE THE EXISTING 100 AMP BREAKER ON THE HOUSE 200 AMP PANEL TO A 125 AMP BREAKER UPGRADE THE EXISTING 100 SUB PANEL TO A 125 AMP SUB PANEL INSTALL NEW BALLAST, LIGHT FIXTURES AND FAN WITH FILTER WITH 20 AMP OUTLET EACH TO IT'S OWN BREAKER PLACE NEW COPPER WIRING (SEE WIRING TABLE) WITHIN 1 1/4" CONDUIT FROM PANEL TO SUB-PANEL AND 1" CONDUIT FROM SUB-PANEL TO APPLIANCE.NEC 410).INSTALL DEHUMIDIFIER IN EACH ROOM OF REMODEL.EXHAUST SHALL TERMINATE TO THE EXTERIOR OF THE BUILDING PER 2016 CMC SECTION 502.0 SMOKE ALARM AND CARBON MONOXIDE DETECTOR REQUIRED (CRC SECTION R314 AND R315). WATER CONSERVING FIXTURES ARE REQUIRED TO BE INSTALLED THROUGHOUT. EXISTING ELECTRICAL IS UNDERGROUND SERVICE
EPC Submittal - Remodel of Residential Building - 346 SF OF WORK AREA CHANGE THE EXISTING 100 AMP BREAKER ON THE HOUSE 200 AMP PANEL TO A 125 AMP BREAKER UPGRADE THE EXISTING 100 SUB PANEL TO A 125 AMP SUB PANEL INSTALL NEW BALLAST, LIGHT FIXTURES AND FAN WITH FILTER WITH 20 AMP OUTLET EACH TO IT'S OWN BREAKER PLACE NEW COPPER WIRING (SEE WIRING TABLE) WITHIN 1 1/4" CONDUIT FROM PANEL TO SUB-PANEL AND 1" CONDUIT FROM SUB-PANEL TO APPLIANCE. (NEC 410). INSTALL DEHUMIDIFIER IN EACH ROOM OF REMODEL. EXHAUST SHALL TERMINATE TO THE EXTERIOR OF THE BUILDING PER 2016 CMC SECTION 502.0 SMOKE ALARM AND CARBON MONOXIDE DETECTOR REQUIRED (CRC SECTION R314 AND R315). WATER CONSERVING FIXTURES ARE REQUIRED TO BE INSTALLED THROUGHOUT (SB407). ALL WORK TO BE PREFORMED ACCORDING TO 2016 CRC. EXISTING ELECTRICAL IS UNDERGROUND SERVICE
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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2024 | ADU CONVERSION(RES-2326252) | ADU · Renter | — | 1 (Feb 2, 2024) | 1 (May 29, 2024) | — |
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
0.19 acres
Assessor's classification for assessment purposes. This is not zoning.
6837 RICHLANDS WAY; 6839 RICHLANDS 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 117-0970-036-0000. 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.
| $23,851,487 |
| 216 vs 61 prior+254% |
| Syncon Homes Of California Recent nearby: 8639 Starburst Way (Mar 17, 2026) | New single-family home | 74 in ½ mi | $20,501,233 | 75 vs 45 prior+67% |
| Benchmark Communities Recent nearby: 7401 Fredensborg Ln (Feb 3, 2026) | New single-family home | 30 in ½ mi | $10,271,366 | 33 vs 0 prior |
| Axios Homes Recent nearby: 8570 Center Pkwy (Mar 6, 2025) | New multifamily / condos / mixed-use | 10 in ½ mi | $9,171,336 | 1 vs 0 prior |
| Connected Technology Recent nearby: 14 Sedley Ct (Oct 17, 2024) | Remodel / interior alteration | 10 in ½ mi | $12,605 | 117 vs 248 prior−53% |
| Eagle International Recent nearby: 35 W Wing Ct (Oct 23, 2025) | Remodel / interior alteration | 4 in ½ mi | $10,500 | 42 vs 19 prior+121% |
| Ar Mays Construction Recent nearby: 8755 Center Pkwy (Feb 14, 2018) | Commercial tenant improvement | 3 in ½ mi | $985,000 | 0 vs 0 prior |
| Premier Pools Sacramento Recent nearby: 27 White Stone Ct (Oct 19, 2026) | Pool / spa | 3 in ½ mi | $245,673 | 102 vs 121 prior−16% |
| 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 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.