Sacramento 95823 · Parkway · APN 118-0290-002-0000 · City of Sacramento
Zoned C-1-PUD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $442,000 ($389,000–$495,000).
On-parcel permit history is indexed through Jul 19, 2022, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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)
Fire alarm / sprinkler (COM-1723451): Issued after 5 mo (10.0× the 14d median) — slower than 90% of fire alarm / sprinkler permits in City of Sacramento (median 14d, 90th pct 71d, n=2,312).
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.
$442,000
Benchmark range: $389,000 – $495,000
Closest lead: La Quinta Inn on Stockton Blvd (0.44 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 (~$457/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: 1 homes completed, 103 proposed or in review (102 of them deed-restricted affordable); 2 demolitions.
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.
204 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.
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 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-1 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 8.8 yr (since Jan 10, 2018), with no new permit record in 8.5 yr. · $7,000,000 declared valuation
In "Entitled" for 16 mo (since Jul 27, 2025), with no new permit record in 16 mo. · 103 units
Nearby permit (c8854f4d37a765c82eb14f3f2f64d7011ccdbd98): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (6366 Mack Rd): Status changed from Verify to Complete
Record COM-2620887 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (6280 Bamford Dr): First appeared in published agency feed
Record RES-2623875 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (7719 Canova Way): First appeared in published agency feed
Record RES-2622439 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (5943 Mack Rd): First appeared in published agency feed
Record RES-2621502 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (6680 Valley Hi Dr): First appeared in published agency feed
Record COM-2622581 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (6025 Wardell Way): First appeared in published agency feed
Record RES-2623698 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (5720 Seyferth Way): Status changed from Issued to Finaled
Record RES-2621432 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (6426 Mack Rd): Status changed from Process Wait to Issued
Record COM-2617526 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (6426 Mack Rd): Issued date changed from (blank) to 2026-10-12
Record COM-2617526 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (6426 Mack Rd): Contractor changed from (blank) to GARNICA CONSTRUCTION
Record COM-2617526 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (6030 Wardell Way): First appeared in published agency feed
Record RES-2623264 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (7748 Canova Way): First appeared in published agency feed
Record RES-2622537 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (7780 Stockton Blvd): First appeared in published agency feed
Record COM-2622713 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (6100 Mack Rd): First appeared in published agency feed
Record COM-2623305 · 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 8.8 yr (since Jan 10, 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 ($7,000,000 declared valuation across 2 permits).
Issued after 5 mo (10.0× the 14d median) — slower than 90% of fire alarm / sprinkler permits in City of Sacramento (median 14d, 90th pct 71d, n=2,312).
In "Entitled" for 16 mo (since Jul 27, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (103 housing units, 102 deed-restricted affordable across 0 permits).
High-impact scale (10 housing units, 90 deed-restricted affordable, $150,000 declared valuation across 3 permits).
High-impact scale ($1,080,000 declared valuation across 13 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 4,018 parcels
−18.9% YoY
City baseline: 30.4 / 1k
67 in trailing 24m
Includes 12 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Adt | Plan revision / deferred submittal | 1 on parcel1 in ½ mi | — | 0 vs 0 prior |
| Pacific Building Recent nearby: 5701 Mack Rd (Aug 3, 2020) | New commercial / non-residential building | 6 in ½ mi | $8,185,026 | 0 vs 0 prior |
| Kaiser Foundation Health Plan Recent nearby: 6700 Mack Rd (Jun 6, 2025) | Commercial tenant improvement |
| 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 ($4,400/yr) + local voter-approved bond debt ($616/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.
−$15,801/yr
Cash needed: $96,800
NOI: $10,898/yr
P&I: $2,225/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 | −$1,544/mo | -19.1% | $3,972/mo | −$1,515/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$1,317/mo | -16.3% | $3,676/mo | −$1,176/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 | −$1,186/mo | -14.7% | $3,591/mo | −$918/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 ↗
7778 LA MANCHA WAY - REPAIRS
File #: 22-026858 REPLACE 8 FT LONG ELETRICAL WIRE OR CAP IT OFF. REPLACE 4 2X4 4FT HIGH. SHEET ROCK INSIDE AND RE STUCCO OUTSIDE, LIKE FOR LIKE, NO STRUCTRUAL CHANGES. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994, are exempt).
REVISION TO COM-2007267
EPC - REVISION TO COM-2007267: Changing mech equipment from evaporative cooler to two (2) wall mounted mini split systems with roof mounted condensing units.
HSG Case 16-009600: Permit to complete work from Expired Permits
HSG Case 16-009600: Permit to complete work from Expired Permits: COM-1919181, COM-1904160 & COM-1723451:Adding 1380 SF to existing congregational assembly area( former semi-covered patio) . Remodel / Reconfigure existing 5200 SF from previously approved configuration achieved on previously finaled permit 0609175. Trash enclosure is to be restored to its prior , uncovered area. Fire Sprinklered Building. SEE REVISION COM-1817724 Fire Alarm Monitoring System. See REVISION COM-1811636: Per Fire Dept CN: Removing (1) Sprinkler Head , Use of C-Lamps for longitudinal and lateral bracing, and using ordinary temp sprinkler heads as directed by fire. Fire's CN is attached. See REVISION COM-1902288-Responding to "BLDG" CN of 10-12-18. CN is attached. Added (3) Windows, relocated existing door to new door opening, Simpson HD's requested to be installed on 4X's and larger, food serving area more detailed in expanded congregational area. See Revision COM-1912259: -Electrical CN's of 4/30/2019 Responses. Remaining Finals are Building, Electric & Mechanical. SEE REVISION COM-2010106: Changing mech equipment from evaporative cooler to two (2) wall mounted mini split systems with roof mounted condensing units. Plumbing & All Fire Finals have been attained on previous permits. .
HSG Case 16-009600: Permit to complete work from Expired Permits
HSG Case 16-009600: Permit to complete work from Expired Permits: COM-1919181, COM-1904160 & COM-1723451:Adding 1380 SF to existing congregational assembly area( former semi-covered patio) . Remodel / Reconfigure existing 5200 SF from previously approved configuration achieved on previously finaled permit 0609175. Trash enclosure is to be restored to its prior , uncovered area. Fire Sprinklered Building. SEE REVISION COM-1817724 Fire Alarm Monitoring System. See REVISION COM-1811636: Per Fire Dept CN: Removing (1) Sprinkler Head , Use of C-Lamps for longitudinal and lateral bracing, and using ordinary temp sprinkler heads as directed by fire. Fire's CN is attached. See REVISION COM-1902288-Responding to "BLDG" CN of 10-12-18. CN is attached. Added (3) Windows, relocated existing door to new door opening, Simpson HD's requested to be installed on 4X's and larger, food serving area more detailed in expanded congregational area. See Revision COM-1912259: -Electrical CN's of 4/30/2019 Responses 20 % Valuation of original $211,000 x.2 = $42,2200. Bldg Frame , Rough Electric And all Fire Inspections are completed.
HSG Case 16-009600: Permit to complete work from Expired Permits
HSG Case 16-009600: Permit to complete work from Expired Permits: COM-1904160 & COM-1723451:Adding 1380 SF to existing congregational assembly area( former semi-covered patio) . Remodel / Reconfigure existing 5200 SF from previously approved configuration achieved on previously finaled permit 0609175. Trash enclosure is to be restored to its prior , uncovered area. Fire Sprinklered Building. SEE REVISION COM-1817724 Fire Alarm Monitoring System. See REVISION COM-1811636: Per Fire Dept CN: Removing (1) Sprinkler Head , Use of C-Lamps for longitudinal and lateral bracing, and using ordinary temp sprinkler heads as directed by fire. Fire's CN is attached. See REVISION COM-1902288-Responding to "BLDG" CN of 10-12-18. CN is attached. Added (3) Windows, relocated existing door to new door opening, Simpson HD's requested to be installed on 4X's and larger, food serving area more detailed in expanded congregational area. See Revision COM-1912259: -Electrical CN's of 4/30/2019 Responses 20 % Valuation of original $211,000 x.2 = $42,2200. Bldg Frame , Rough Electric And all Fire Inspections are completed.
REVISION TO COM-1904160-Electrical CN's Responses
REVISION TO COM-1904160-Electrical CN's Responses
HSG Case 16-009600: Permit to complete work from Expired Permit
HSG Case 16-009600:HSG Case 16-009600: Permit to complete work from Expired Permit COM-1723451:Adding 1380 SF to existing congregational assembly area( former semi-covered patio) . Remodel / Reconfigure existing 5200 SF from previously approved configuration achieved on previously finaled permit 0609175. Trash enclosure is to be restored to its prior , uncovered area. Fire Sprinklered Building. SEE REVISION COM-1817724 Fire Alarm Monitoring System. See REVISION COM-1811636: Per Fire Dept CN: Removing (1) Sprinkler Head , Use of C-Lamps for longitudinal and lateral bracing, and using ordinary temp sprinkler heads as directed by fire. Fire's CN is attached. See REVISION COM-1902288-Responding to "BLDG" CN of 10-12-18. CN is attached. Added (3) Windows, relocated existing door to new door opening, Simpson HD's requested to be installed on 4X's and larger, food serving area more detailed in expanded congregational area. See Revision COM-1912259: -Electrical CN's of 4/30/2019 Responses 50% Valuation $211,000 /2 = $105,500 Hindu Temple - Addition Remodel
REVISION TO COM-1904160 & Prev COM-1723451: Responding to "BLDG" CN of 10-12-18
REVISION TO COM-1904160 & Prev COM-1723451-Responding to "BLDG" CN of 10-12-18. CN is attached. Added (3) Windows, relocated existing door to new door opening, Simpson HD's requested to be installed on 4X's and larger, food serving area more detailed in expanded congregational area.
REVISION To COM-1723451 Fire Alarm Monitoring System
REVISION To COM-1723451 Fire Alarm Monitoring System
REVISION TO COM-1723451 Per Fire Dept CN
REVISION TO COM-1723451 Per Fire Dept CN: Removing (1) Sprinkler Head , Use of C-Lamps for longitudinal and lateral bracing, and using ordinary temp sprinkler heads as directed by fire. Fire's CN is attached.
HSG Case 16-009600: Hindu Temple - Addition Remodel
HSG Case 16-009600: Permit to add 1380 SF to existing congregational assembly area( former semi-covered patio) . Remodel / Reconfigure existing 5200 SF from previously approved configuration achieved on previously finaled permit 0609175. Trash enclosure is to be restored to its prior , uncovered area. Fire Sprinklered Building. Work Without Permits / QUAD Fees to be applied. SEE REVISION COM-1817724 Fire Alarm Monitoring System. See REVISION COM-1811636: Per Fire Dept CN: Removing (1) Sprinkler Head , Use of C-Lamps for longitudinal and lateral bracing, and using ordinary temp sprinkler heads as directed by fire. Fire's CN is attached.
HARI OM SHRI RAADHA KRISHNA MANDI INC
16-009600: Remove illegal improvements in attic and replace illegal stairs with pull down access. Remove illegal shower from closet and legalize installed hallway door.
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
0.97 acres
Assessor's classification for assessment purposes. This is not zoning.
7778 LA MANCHA 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 118-0290-002-0000. 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.
| $1,894,951 |
| 17 vs 12 prior+42% |
| The Gb Group Recent nearby: 6477 Village Centre Dr (Apr 11, 2016) | Addition (adds square footage) | 6 in ½ mi | $20,400 | 0 vs 7 prior |
| Deacon Construction Recent nearby: 6366 Mack Rd (Jun 26, 2026) | Commercial tenant improvement | 4 in ½ mi | $5,533,500 | 12 vs 11 prior+9% |
| Cccs Recent nearby: 6233 Mack Rd (Apr 7, 2023) | Commercial tenant improvement | 4 in ½ mi | $865,000 | 1 vs 8 prior−88% |
| Savidge Construction Recent nearby: 6490 Mack Rd (Apr 12, 2019) | Demolition | 3 in ½ mi | $1,154,000 | 0 vs 0 prior |
| Bullard Recent nearby: 7789 La Mancha Way (Jan 6, 2023) | Commercial tenant improvement | 3 in ½ mi | $905,000 | 1 vs 3 prior |
| Sac Wireless Of CA Recent nearby: 7789 La Mancha Way (Sep 19, 2019) | Remodel / interior alteration | 3 in ½ mi | $65,000 | 0 vs 0 prior |
| Hilbers Recent nearby: 6300 Mack Rd (Jan 16, 2024) | Commercial tenant improvement | 2 in ½ mi | $3,950,000 | 1 vs 7 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 alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Windows / doors / sidingOn this parcel | 4,808 | 0d | 1d | 3d | 7d | 1d |
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.