6633 Valley Hi Dr
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.47153, -121.42918
Executive Verdict · Public-Records Synthesis
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).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 20 documented municipal building permits on file
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)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: 0.2% annual chance flood hazard (shaded X))
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)
- ! Delayed or open permit activity on this parcel
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)
- ! 3 slow or stalled nearby projects within ½ mile
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)
- ! Year 1 Prop 13 tax reset (~$5,318/yr at $427,000)
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
Parcel & Assessor
- Lot size:
- 324,086 sq ft (7.44 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03117
- Addresses on lot:
- 6633 VALLEY HI DR; 6635 VALLEY HI DR; 6635 VALLEY HI DR # 119 # 119
Zoning & Land Use
R-3-PUD — Multi-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-3 (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-3 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-3 (multifamily residential), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Not in a State-mapped fire hazard severity zone
- FEMA National Flood Hazard Layer
- Zone X: 0.2% annual chance flood hazard (shaded X) (all of the lot) · FIRM panel 06067C0306H, effective August 16, 2012
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $376,000 – $478,000 · Status: Off market
HUD Small Area FMR (ZIP 95823) · FY 2026
Studio $1,530 · 1BR $1,610 · 2BR $1,980 · 3BR $2,640 · 4BR $3,040
Developments Deserving Closer Investigation & Active Area Builders
- Windows / doors / siding (COM-2517356) (Finaled)On this parcel
Issued after 2 mo — slower than 90% of windows / doors / siding permits in City of Sacramento (median 1d, 90th pct 7d, n=4,808).
- Accessory dwelling unit at 6490 Weatherford Way (Issued)0.48 mi S
Active in "Issued" for 4.5 yr (first record May 24, 2022) with no new permit activity recorded in 2.7 yr.
- Homekey - Woodsprings Hotel Conversion to Affordable Housing (Finaled / completed)0.34 mi NE
High-impact scale (10 housing units, 90 deed-restricted affordable, $150,000 declared valuation across 3 permits).
- Accessory dwelling unit at 10 Monaghan Cir (In review)0.43 mi W
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).
Entity-resolved builders & contractors in ½ mile: East Coast Builders (10 on parcel, 10 in ½ mi · Roof replacement); Inner State Electric (3 on parcel, 3 in ½ mi · Electrical / panel); Ati Restoration (2 on parcel, 2 in ½ mi · General repair); Phe (1 on parcel, 1 in ½ mi · EV charger); Parras Construction (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (20 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2621987 | Electrical / panel | Issued | Iss. Oct 5, 2026 | $20,206 | Electrical Permit: FOR BLDG 6635-Removing and replacing 100 amp sub panels, in units, like for like. Carbon monoxide &… |
| COM-2617779 | Electrical / panel | Issued | Iss. Aug 21, 2026 | $29,206 | Electrical Permit: FOR BLDG 6647- Removing and replacing 100 amp sub panels in units, like for like. Carbon monoxide &… |
| COM-2617773 | Electrical / panel | Issued | Iss. Aug 21, 2026 | $17,524 | Electrical Permit: FOR BLDG 6645- Removing and replacing 100 amp sub panels in units, like for like. Carbon monoxide &… |
| COM-2610493 | General repair | Finaled | Iss. Jul 1, 2026 | $20,000 | EXPEDITED - EPC - Repair fire damaged exterior staircase of 3-story apartment building. Staircase serving units 118, 218… |