Sacramento 95823 · Valley Hi / North Laguna · APN 117-0012-019-0000 · City of Sacramento
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $458,000 ($403,000–$513,000).
Public building records show issued construction/renovation work on this parcel (27 total permits, latest Oct 14, 2026).
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)
Remodel / interior alteration (COM-2617526): Issued after 2 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
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.
$458,000
Benchmark range: $403,000 – $513,000
Closest lead: La Quinta Inn on Stockton Blvd (0.45 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 (~$473/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: 3 demolitions.
4 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.
291 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 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 (85 Quinta Ct): First appeared in published agency feed
Record COM-2622465 · 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 (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 (35 Quinta Ct D): First appeared in published agency feed
Record COM-2621951 · 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 2 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Issued after 13 mo (6.4× 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 5 mo (2.2× the 63d median) — above the 75th percentile for commercial tenant improvement permits in City of Sacramento (median 63d, 75th pct 119d, n=2,366).
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 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 |
|---|---|---|---|---|
| Deacon Construction | Commercial tenant improvement | 6 on parcel6 in ½ mi | $5,549,950 | 12 vs 11 prior+9% |
| Performance Integration | Fire alarm / sprinkler | 2 on parcel2 in ½ mi | $61,141 | 0 vs 0 prior |
| Creekside Facility Services | Electrical / panel | 1 on parcel2 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 ($4,600/yr) + local voter-approved bond debt ($644/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.
−$17,242/yr
Cash needed: $101,200
NOI: $10,670/yr
P&I: $2,326/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 | −$1,664/mo | -19.7% | $4,139/mo | −$1,637/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$1,437/mo | -17.0% | $3,831/mo | −$1,298/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 | −$1,306/mo | -15.5% | $3,742/mo | −$1,040/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 ↗
Tous Les Jours Bakery - Hood and Duct Fire System
Installation of New UL300 Hood and Duct Fire Suppression System.
INTERIOR REMODEL ONLY
EPC - demolition work to join (2) adjacent suites.
H-Mart - Fire Sprinkler
FIRE SPRINKLER DRAWINGS FOR FIRE REVIEW. FIRE WAS NOT TARGETED DURING PLAN CHECK REVIEW FOR COM-2606155.
Tous Les Jours Bakery - Fire Alarm
Area of work- 3,350 SF. Replace existing FACU with larger point panel that's located inside H-MART next door. Work includes the following below. - TIE-IN ALL DUCT DETECTOR AND ANSUL SYSTEM IN H-MART BAKERY TOUS LES JOURS IN NEW FIRE ALARM PANEL. - PROVIDE NOTIFICATION DEVICES FOR H-MART BAKERY TOUS LES JOURS SPACE. - RECONNECT ALL EXISTING INITIATING DEVICES AND NOTIFICATION DEVICES IN H-MART TO NEW FACU. - RECONNECT EXISTING CELL COMMUNICATOR TELGUARD TG-7FE TO NEW FACP.
H Mart - Revised Structural
Revision to (COM-2606155) structural and architectural drawings. Please see SUPP file.
H Mart - Revision to Interior Electrical
ELECTRICAL REVISIONS TO (COM-2323448) - INTERIOR ONLY.
REMODEL
EPC - TENANT IMPROVEMENT FOR NEW BAKERY
H Mart- Facade Upgrade
EPC - Area of work- 58,165 SF. Remodel of existing building front canopy, addition of trash enclosure, and parking lot lighting upgrade. - PLNG-INSP
H Mart- Revised Plans #2
EPC - Revision to (COM-2323448) PLANS. Please see the SUPP file for detailed narrative.
interior demo
EPC - NON-STRUCTURAL INTERIOR DEMOLITION WORK OF EXISTING RESTAURANT SPACE FOR FUTURE BAKERY. - INTERIOR DEMOLITION ONLY - NO STRUCTURAL ELEMENTS OF BUILDING WILL BE ALTERED OR DEMOLISHED. BAKERY REMOLDING UNDER SEPARATE PERMIT (SUB-2601669)
H Mart- Revised Fire Sprinkler
EPC - Revision to (COM-2507257) fire sprinklers. Please see the SUPP file.
H Mart- Revised Plans
EPC - Revision to (COM-2323448) various sections of the PLANS. Please see the SUPP file for narrative.
INTERIOR DEMO
EPC - INTERIOR DEMO OF NON LOAD BEARING WALLS ON MEZZANINE LEVEL ONLY. REMOVE ALL FIXTURES AND FINISHES.
SIGN
EPC - install three (3) illuminated wall signs
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
4.63 acres
Assessor's classification for assessment purposes. This is not zoning.
6360 MACK RD; 6366 MACK RD; 6400 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 117-0012-019-0000. 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.
| $15,800 |
| 0 vs 0 prior |
| Stanley Convergent Security Solutions | Fire alarm / sprinkler | 2 on parcel2 in ½ mi | $300 | 0 vs 0 prior |
| Process Workshop | Commercial tenant improvement | 1 on parcel1 in ½ mi | $450,000 | 0 vs 0 prior |
| Lin R Rogers Electrical Contractors | Remodel / interior alteration | 1 on parcel1 in ½ mi | $23,000 | 0 vs 1 prior |
| Sequoia Signs And Graphics | Sign | 1 on parcel1 in ½ mi | $18,500 | 0 vs 0 prior |
| Garnica Construction | Remodel / interior alteration | 1 on parcel1 in ½ mi | $5,000 | 4 vs 1 prior |
| Western Sign | Sign | 1 on parcel1 in ½ mi | $5,000 | 0 vs 0 prior |
| Sign Of Light | Sign | 1 on parcel1 in ½ mi | $1,300 | 0 vs 0 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) |
| Electrical / panelOn this parcel | 11,023 | 0d | 0d | 0d | 5d | 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.
H Mart - Revision to Sidewalks
EPC - Revisions to (COM-2323448) the permitted set including the exterior sidewalks to comply with accessibility. Please see the SUPP file detailed narrative.
H Mart- Fire Sprinkler
EPC - Install a new fire sprinkler monitoring system for H-Mart. This project is related to COM-2323448.
H Mart- Revised Plans
EPC - Revision to (COM-2323448) various sections of the PLANS. Please see the SUPP file for detailed narrative.
H Mart Installation of UL300 Hood and Duct Fire Suppression
EPC. Installation of New UL300 Hood and Duct Fire Suppression System.
Rev to Interior Demo H Mart
EPC. Revision to COM-2323448 interior demo of mezzanine and first floor: Clarification of interior demolition per inspector correction notice.
H Mart Remodel
EXPEDITED - EPC. OCC: M, A-2, S-2; Type V-B. Sprinklered. 58,165 sqft grocery exterior and interior remodel. Separate permits: racking; exterior signage. - PLNG-INSP
6360 MACK ROAD
REPLACE EXISTING SIGNAGE WITH NEW UPDATED SIGN-PUSH THRU LETTERS ON BACKER PANEL.
Exterior Lighting Upgrades
EPC - To replace existing lighting fixtures with new LED lighting fixtures. Scope includes replacing 3 existing fixtures and adding 5 new fixtures. All work is exterior
Revision
Revision to Com-1614912 changes to riser.
FIRE ALARM
FIRE ALARM SYSTEM
WELLS FARGO SIGN
INSTALL 1 EXTERIOR ATTACHED/ILLUMINATED SIGN AND 1 INTERIOR ATTACHED/ILLUMINATED BLADE SIGN FOR WELLS FARGO
RENEWAL OF EXPIRED PERMIT SIG-1505385 FOOD SOURCE SIGN
REFACE (1) SIGN- CHANGE GREETING (1) SIGN ENTRANCE EXIT SIGN ADD PHARMACY SIGN.
smud saftey inspection
SMUD Safety Inspection. One time inspection only. Additional inspections will cost $76.00 (Residential) or $152 (Commercial) each. If there is no access to the site or areas required by an inspector this is still an inspection. Permit fees are non-transferable. (remove circuit that was installed without permit per correction notice) CRF 3-22-2016