Sacramento 95823 · Valley Hi / North Laguna · APN 117-0012-015-0000 · City of Sacramento
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $481,000 ($423,000–$539,000).
Public building records show issued construction/renovation work on this parcel (12 total permits, latest Sep 30, 2024).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
all of the lot of the parcel intersects Zone X: 0.2% annual chance flood hazard (shaded X). Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
Commercial tenant improvement (COM-2312373): Issued after 7 mo (3.4× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
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.
$481,000
Benchmark range: $423,000 – $539,000
Closest lead: La Quinta Inn on Stockton Blvd (0.5 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 (~$494/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, 1 proposed or in review; 4 demolitions.
7 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.
304 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-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 8.8 yr (since Jan 10, 2018), with no new permit record in 8.5 yr. · $7,000,000 declared valuation
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 plumbing / water heater / sewer (6149 Heath Way): Status changed from Issued to Expired Permit
Record RES-2522292 · 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 plumbing / water heater / sewer (5645 Bamford Dr): First appeared in published agency feed
Record RES-2623742 · 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 roof replacement (7927 Center Pkwy): First appeared in published agency feed
Record RES-2623779 · 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 remodel / interior alteration (6600 Bruceville Rd): Status changed from Issued to Finaled
Record COM-2510662 · 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 hvac / heat pump (7996 Grandstaff Dr): Status changed from Issued to Expired Permit
Record RES-2522113 · 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
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 7 mo (3.4× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Issued after 3 mo (5.2× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
Issued after 2 mo (2.7× the 19d median) — above the 75th percentile for sign permits in City of Sacramento (median 19d, 75th pct 42d, n=1,075).
Issued after 5 mo (2.6× the 63d median) — above the 75th percentile for commercial tenant improvement permits in City of Sacramento (median 63d, 75th pct 119d, n=2,366).
Issued after 2 mo — above the 75th percentile for remodel / interior alteration permits in City of Sacramento (median 4d, 75th pct 21d, n=8,151).
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 |
|---|---|---|---|---|
| Ainor Signs | Sign | 2 on parcel3 in ½ mi | $22,100 | 2 vs 0 prior |
| Hilbers | Commercial tenant improvement | 2 on parcel2 in ½ mi | $3,950,000 | 1 vs 7 prior |
| Creekside Facility Services | Remodel / interior alteration | 2 on parcel2 in ½ mi | $17,600 | 0 |
| 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 ($4,800/yr) + local voter-approved bond debt ($672/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.
−$18,684/yr
Cash needed: $105,600
NOI: $10,442/yr
P&I: $2,427/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 | −$1,784/mo | -20.3% | $4,307/mo | −$1,759/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$1,557/mo | -17.7% | $3,987/mo | −$1,420/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 | −$1,426/mo | -16.2% | $3,894/mo | −$1,162/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 ↗
Mack Rd Medical Office - Revised Electrical
EPC - Revision to (COM-2305669) installed electrical gear (single line diagram change) as requested by the field inspector.
6300 MACK ROAD
INSTALLATION OF 1 EXTERIOR CHANNEL LETTER SET ON STOREFRONT, 2 REPLACEMENT PYLON TENANT FACES, AND VIYL.
6300 MACK RD REMOD
EPC - EXPEDITED -REMODEL in a vacant shell . OSHPD III review, work includes architectural, alterations to mechanical, plumbing, electrical circuitry, structural improvements and upgrades to the existing fire suppression/fire alarm systems. One story, TYPE V-A construction type with occupancies; B=14,185, I-2.1= 8215sf, S-1=2800, U=475sf TOTAL SF=26000SF. Shell was remodel from retail to Dialysis under COM-2305669 for change of use
6300 MACK ROAD
INSTALLATION OF 1 EXTERIOR CHANNEL LETTER SET ON STOREFRONT, 2 REPLACEMENT PYLON TENANT FACES, AND VIYL.
Mack Rd Medical Office - Revised Parking Lot
EPC - Revision to (COM-2305669) the parking spaces to increase access to the project.
Mack Rd Medical Office - Shell Remodel
EPC - EXPEDITED - REMODEL FOR CHANGE OF USE FROM RETAIL TO MEDICAL/OFFICE. RELATED INTERIO DEMO PERMIT: COM-2223054.
6300 Mack Road Interior Demolition
EPC - Remove interior architectural finishes. Architect & Engineers need to view structural portions of the building for design of tenant improvements
Install Sign - 6350 Mack Rd
Install set of channel letters.
Revision for COM-2106393
EPC - Revision for COM-2106393 changes to the equipment line up
ANSUL FIRE SYSTEM
EPC - Install Ansul Hood/Duct Fire System for Hood and equipment revision COM-2119330 changes to the equipment line up
Remodel Storefront
EXPEDITED - Storefront Change Out from wood to window
smud saftey repairs
electrical repairs per com-1518140 correction notice. safe off light boxes, wiring, open junction boxes, check panel, verify roof fans/hoods, condensing units, safety check all related electrical equipment.
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
2.04 acres
Assessor's classification for assessment purposes. This is not zoning.
6290 MACK RD; 6300 MACK RD; 6320 MACK RD
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 117-0012-015-0000. 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.
| Bcm Construction | Remodel / interior alteration | 1 on parcel1 in ½ mi | $160,000 | 1 vs 1 prior |
| Sentinel Fire Equipment | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $2,800 | 0 vs 4 prior |
| The Karim | Sign | 1 on parcel1 in ½ mi | $2,000 | 0 vs 0 prior |
| Kaiser Foundation Health Plan Recent nearby: 6600 Bruceville Rd (Sep 10, 2026) | Commercial tenant improvement | 62 in ½ mi | $22,864,370 | 17 vs 12 prior+42% |
| Swinerton Builders Recent nearby: 6600 Bruceville Rd (Apr 16, 2021) | Commercial tenant improvement | 9 in ½ mi | $4,696,027 | 1 vs 3 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 |
| Asc Construction Services Recent nearby: 6497 Valley Hi Dr (Aug 21, 2024) | Addition (adds square footage) | 6 in ½ mi | $185,000 | 7 vs 6 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 alterationOn this parcel | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Roof replacementOn this parcel | 19,072 | 0d | 0d | 0d | 2d | 0d |
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.