Sacramento 95835 · Regency Park · APN 201-0760-032-0000 · City of Sacramento
Zoned R-1A-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $598,000 ($526,000–$670,000).
Zone R-1A-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Oct 1, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
36 substantial renovation & housing permits over 24 months (22.3 per 1,000 parcels vs. 30.4 citywide baseline) (#78 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Regency Park)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$598,000
Benchmark range: $526,000 – $670,000
Zone A99: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$606/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
168 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 R-1A as two-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.
Nearby remodel / interior alteration (449 Bombay Cir): First appeared in published agency feed
Record RES-2623052 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (1810 Charm Way): Status changed from Issued to Expired Permit
Record RES-2522032 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby new garage / accessory structure (541 Regency Park Cir): Status changed from Applied to Plan Check Target
Record RES-2618661 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (251 Rick Heinrich Cir): First appeared in published agency feed
Record RES-2622476 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (6029 Caddington Way): Status changed from Issued to Expired Permit
Record RES-2522010 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (1584 Alicia Way): First appeared in published agency feed
Record RES-2621777 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (1754 Daggett Way): First appeared in published agency feed
Record RES-2623167 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (1810 Charm Way): Status changed from Issued to Expired Permit
Record RES-2522191 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
HVAC / heat pump (RES-2621322): Issued date changed from (blank) to 2026-10-01
Detected between upstream data snapshots
No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%. CARBON MONOXIDE & SMOKE ALARMS ARE REQUIRED. REFERENCE CRC SECTIONS R310 & R311.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff window
HVAC / heat pump (RES-2621322): Status changed from Ready-to-Issue to Issued
Detected between upstream data snapshots
No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%. CARBON MONOXIDE & SMOKE ALARMS ARE REQUIRED. REFERENCE CRC SECTIONS R310 & R311.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff window
HVAC / heat pump permit issued (RES-2621322)
5772 BEADNELL WAY HVAC C/O
No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%. CARBON MONOXIDE & SMOKE ALARMS ARE REQUIRED. REFERENCE CRC SECTIONS R310 & R311. · Declared valuation: $16,500 · Contractor: Good Guys Heating & Cooling
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Latest published Zillow Home Value Index (ZHVI) update
Changed from $573,683 in September 2025 to $563,341 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95835 (not a parcel appraisal)
HVAC / heat pump permit application filed (RES-2621322)
5772 BEADNELL WAY HVAC C/O
No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%. CARBON MONOXIDE & SMOKE ALARMS ARE REQUIRED. REFERENCE CRC SECTIONS R310 & R311. · Declared valuation: $16,500 · Contractor: Good Guys Heating & Cooling
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Annual ZIP 95835 home-value index checkpoint
Changed from $591,729 in September 2024 to $573,683 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95835 (not a parcel appraisal)
Annual ZIP 95835 home-value index checkpoint
Changed from $580,052 in September 2023 to $591,729 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95835 (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 →No active projects on this parcel or within ½ mile currently exceed empirical 75th-percentile review-time thresholds or high-scale alerts.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,611 parcels
−56.0% YoY
City baseline: 30.4 / 1k
36 in trailing 24m
Includes 0 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Nexus Energy | Solar / battery storage | 2 on parcel2 in ½ mi | $18,000 | 0 vs 0 prior |
| Good Guys Heating And Cooling | HVAC / heat pump | 1 on parcel1 in ½ mi | $16,500 | 0 vs 0 prior |
| California Delta Mechanical | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $2,100 |
| 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 95835
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 ($6,000/yr) + local voter-approved bond debt ($840/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
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.
−$20,526/yr
Cash needed: $132,000
NOI: $15,881/yr
P&I: $3,034/mo
For $0/mo net cash flow
At $2,850/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 | $2,622/mo | −$2,038/mo | -18.5% | $5,467/mo | −$1,998/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,850/mo | −$1,711/mo | -15.6% | $5,060/mo | −$1,509/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $3,021/mo | −$1,523/mo | -13.8% | $4,942/mo | −$1,137/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 ↗
5772 BEADNELL WAY HVAC C/O
No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%. CARBON MONOXIDE & SMOKE ALARMS ARE REQUIRED. REFERENCE CRC SECTIONS R310 & R311.
Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required.
5772 Beadnell Way - 1.3kw PV Solar
1.3kw Solar PV System, and 0gal Solar WH System (water heater installed null).
4.34 KW Solar
4.34kw Solar PV System, and 0gal Solar WH System (water heater installed null).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).”
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
0.17 acres
Assessor's classification for assessment purposes. This is not zoning.
5772 BEADNELL WAY
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 15, 2026 · Retrieved Nov 15, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 201-0760-032-0000. 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.
| Master Building Solutions Recent nearby: 5560 Amnest Way (Apr 17, 2018) | New single-family home | 38 in ½ mi | $8,806,696 | 0 vs 0 prior |
| Clark Wagaman Designs Recent nearby: 1604 Halo Ave (Mar 21, 2023) | Addition (adds square footage) | 8 in ½ mi | $45,241 | 14 vs 41 prior−66% |
| Connected Technology Recent nearby: 1537 Sandmark Dr (Nov 5, 2024) | Remodel / interior alteration | 6 in ½ mi | $5,340 | 117 vs 248 prior−53% |
| Premier Pools Recent nearby: 1632 Salizar Way (Mar 2, 2020) | Pool / spa | 4 in ½ mi | $253,181 | 0 vs 0 prior |
| PBC Enterprises Recent nearby: 5761 Herbal Way (Apr 7, 2023) | Addition (adds square footage) | 4 in ½ mi | $73,479 | 16 vs 21 prior−24% |
| Pacific Builders Recent nearby: 1931 Jim Casebolt Way (May 20, 2020) | Addition (adds square footage) | 4 in ½ mi | $26,500 | 12 vs 26 prior−54% |
| Bonney Plumbing Recent nearby: 5868 Amnest Way (Jun 5, 2025) | Remodel / interior alteration | 4 in ½ mi | $5,227 | 45 vs 99 prior−55% |
| 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.