Sacramento 95823 · Valley Hi / North Laguna · APN 117-0012-021-0000 · City of Sacramento
Zoned R-3-PUD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $427,000 ($376,000–$478,000).
Zone R-3-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
On-parcel permit history is indexed through Oct 5, 2026, 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: 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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$427,000
Benchmark range: $376,000 – $478,000
Windows / doors / siding (COM-2517356): Issued after 2 mo — slower than 90% of windows / doors / siding permits in City of Sacramento (median 1d, 90th pct 7d, n=4,808).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Accessory dwelling unit at 6490 Weatherford Way (0.48 mi S, issued). 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 (~$443/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 permitted, 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.
320 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-3 as multifamily 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.
Permit issued and active for 4.5 yr (first record May 24, 2022), with no completion or new permit record in 2.7 yr. · 2 units · $204,609 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 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 roof replacement (6792 Bodine Cir): First appeared in published agency feed
Record RES-2622895 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (6252 Denslow Way): First appeared in published agency feed
Record RES-2623535 · 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 hvac / heat pump (6471 Weatherford Way): First appeared in published agency feed
Record RES-2622178 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (5440 Great Smokey St): Status changed from Issued to Finaled
Record RES-2609467 · 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
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 →Issued after 2 mo — slower than 90% of windows / doors / siding permits in City of Sacramento (median 1d, 90th pct 7d, n=4,808).
Active in "Issued" for 4.5 yr (first record May 24, 2022) with no new permit activity recorded in 2.7 yr.
High-impact scale (10 housing units, 90 deed-restricted affordable, $150,000 declared valuation across 3 permits).
In "In review" for 3 mo (since Aug 5, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
High-impact scale ($1,080,000 declared valuation across 13 permits).
Active in "Issued" for 13 mo (first record Oct 6, 2025) with no new permit activity recorded in 8 mo.
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 |
|---|---|---|---|---|
| East Coast Builders | Roof replacement | 10 on parcel10 in ½ mi | $226,260 | 0 vs 27 prior−100% |
| Inner State Electric | Electrical / panel | 3 on parcel3 in ½ mi | $66,935 | 0 vs 0 prior |
| Ati Restoration | General repair | 2 on parcel2 in ½ mi | $265,330 |
| 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 ($4,250/yr) + local voter-approved bond debt ($595/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.
−$14,720/yr
Cash needed: $93,500
NOI: $11,069/yr
P&I: $2,149/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 | −$1,454/mo | -18.7% | $3,846/mo | −$1,424/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$1,227/mo | -15.7% | $3,560/mo | −$1,085/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 | −$1,096/mo | -14.1% | $3,477/mo | −$827/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 ↗
6633 Valley Hi Drive BLDG 6635 com minor electrical permit no plans
Electrical Permit: FOR BLDG 6635-Removing and replacing 100 amp sub panels, in units, like for like. Carbon monoxide & Smoke alarms required. Reference CRC sections R310.1 & R311.1.
6633 Valley Hi Drive BLDG 6647 com electrical permit minor no plans
Electrical Permit: FOR BLDG 6647- Removing and replacing 100 amp sub panels in units, like for like. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
6633 Valley Hi Drive BLDG 6645 com electrical permit minor no plans
Electrical Permit: FOR BLDG 6645- Removing and replacing 100 amp sub panels in units, like for like. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
Repair fire damaged - units 118, 218, 318
EXPEDITED - EPC - Repair fire damaged exterior staircase of 3-story apartment building. Staircase serving units 118, 218, 318 to be repaired as follows: Repair damaged staircase framing, detach/reset steel and concrete stairs, guardrail.
fire repair
EPC - Repair to fire damaged area of 3-story apartment building as follows: Unit 277 - Replace damaged interior/exterior finishes, wall framing & lateral system, MEP infrastructure, windows, like-for-like. Repair/replace damaged floor framing (floor trusses & shtg), deck framing (joists, beam hanger & shtg), like-for-like. Units 177, 377 - Replace damaged interior/exterior finishes, like-for-like.
6633 VALLEY HI
APT 241- PIPES IN THE WALL HAVE BEEN LEAKING SINCE FRIDAY. CP LIVES ON THE FIRST FLOOR. THE PIPES ARE LEAKING FROM 3 DIFFERENT PLACES. CP SAID SHE HAD TO MOVE ALL OF HER LIVING ROOM FURNITURE, THE CARPET IS SOAKED. THERE IS ALSO A LEAK UNDER THE KITCHEN SINK. SHE HASN'T HAD WATER IN THE KITCHEN SINCE FRIDAY.
23-008055- 6643 VALLEY HI DRIVE #337- Replace two like for like windows and minor dry rot unit #337
REROOF (Bldg 6647)
Tear-off existing comp shingle roof and replace w/ CRRC compliant shingle - 125-SQ In-progress inspection required. Smoke & Carbon Monoxide Alarms required per CRC sections R314 & R315. Access to perform inspection/s must be provided by the Party requesting the inspection.
REROOF (Bldg 6645)
Tear-off existing comp shingle roof and replace w/ CRRC compliant shingle - 76-SQ In-progress inspection required. Smoke & Carbon Monoxide Alarms required per CRC sections R314 & R315. Access to perform inspection/s must be provided by the Party requesting the inspection.
REROOF (Bldg 6643)
Tear-off existing comp shingle roof and replace w/ CRRC compliant shingle - 96-SQ In-progress inspection required. Smoke & Carbon Monoxide Alarms required per CRC sections R314 & R315. Access to perform inspection/s must be provided by the Party requesting the inspection.
REROOF (Bldg 6641)
Tear-off existing comp shingle roof and replace w/ CRRC compliant shingle - 125-SQ In-progress inspection required. Smoke & Carbon Monoxide Alarms required per CRC sections R314 & R315. Access to perform inspection/s must be provided by the Party requesting the inspection.
REROOF (Bldg 6639)
Tear-off existing comp shingle roof and replace w/ CRRC compliant shingle - 156-SQ In-progress inspection required. Smoke & Carbon Monoxide Alarms required per CRC sections R314 & R315. Access to perform inspection/s must be provided by the Party requesting the inspection.
REROOF (Bldg 6637)
Tear-off existing comp shingle roof and replace w/ CRRC compliant shingle - 242-SQ In-progress inspection required. Smoke & Carbon Monoxide Alarms required per CRC sections R314 & R315. Access to perform inspection/s must be provided by the Party requesting the inspection.
REROOF (Bldg 6635)
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
7.44 acres
Assessor's classification for assessment purposes. This is not zoning.
6633 VALLEY HI DR; 6635 VALLEY HI DR; 6635 VALLEY HI DR # 119 # 119
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 117-0012-021-0000. 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.
| 0 vs 4 prior |
| Phe | EV charger | 1 on parcel1 in ½ mi | $26,520 | 1 vs 52 prior−98% |
| Parras Construction | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $13,000 | 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: 6485 Valley Hi Dr (Aug 21, 2024) | Addition (adds square footage) | 6 in ½ mi | $185,000 | 7 vs 6 prior |
| The Gb Group Recent nearby: 6485 Village Centre Dr (Apr 11, 2016) | Addition (adds square footage) | 6 in ½ mi | $20,400 | 0 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 improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| EV chargerOn this parcel | 225 | 17d | 40d | 91d | 190d | 40d(vs 45d prior) |
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.
Tear-off existing comp shingle roof and replace w/ CRRC compliant shingle - 125-SQ In-progress inspection required. Smoke & Carbon Monoxide Alarms required per CRC sections R314 & R315. Access to perform inspection/s must be provided by the Party requesting the inspection.
REROOF (Club House)
Tear-off existing comp shingle roof and replace w/ CRRC compliant shingle - 75-SQ In-progress inspection required. Smoke & Carbon Monoxide Alarms required per CRC sections R314 & R315. Access to perform inspection/s must be provided by the Party requesting the inspection.
Condenser Unit Replacement
19-036577 -Replace 18 ground mounted condenser units. (18 Units)
Condenser Unit Replacement
19-036577 -Replace 30 ground mounted condenser units. (30 Units)
Condenser Unit Replacement
19-036577 -Replace 30 ground mounted condenser units. (30 Units)
EV Charger (PHE)
EPC - New EV Dual Charger. Install new sub panel at main switch gear. Utilize directional boring technology to install approx 210 ft of underground conduit. Construct 1 concrete foundation and install 1 EV charging station. Inclusions: All conduit and wiring for the installation of new EVSE: (1) BTC power dual port 3C1A level 2 commercial charging station pedestal; (1) New 100A sub panel; (2) Envoy parking only signs.
FIRE DAMAGE REPAIR @ MAINTNACE BUILDING
FIRE DAMAGE REPAIR @ MAINTNACE BUILDING: REPAIR LIMITED TO 10' TO 12' AREA AT EXTERIOR OF BUILDING, REPLACE STUDS, REPLACE BOTTOM PLATE, INSTALL NEW T1-11, TRIM AND PAINT. ALL WORK SUBJECT TO FIELD INSPECTION. NO STRUCTURAL WORK BEING DONE. Smoke & Carbon Monoxide Alarms required per CRC sections R314 & R315. Changes in this scope require PRE-approval from Building Department. ALL work subject to field inspection, unless exempted by Code. Access to perform inspection/s must be provided by the Party requesting the inspection.