7821 Alta Valley Dr
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.47316, -121.42509
Executive Verdict · Public-Records Synthesis
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $476,000 ($419,000–$533,000).
Upsides & Opportunities
- ✓ 6 documented municipal building permits on file
On-parcel permit history is indexed through Mar 6, 2020, 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
Sign (SIG-1803617): Issued after 5 mo (7.8× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: La Quinta Inn on Stockton Blvd (0.32 mi NE, 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)
- ! Year 1 Prop 13 tax reset (~$5,876/yr at $476,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$490/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:
- 32,000 sq ft (0.73 ac)
- Assessor use:
- Retail / Commercial · Restaurant · Fast Food Service
- Tax rate area:
- 03117
- Addresses on lot:
- 7821 ALTA VALLEY DR
Zoning & Land Use
C-2 — General Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-2 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-2 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-2 (commercial), 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: $419,000 – $533,000 · 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
- La Quinta Inn on Stockton Blvd (Fee estimate)0.32 mi NE
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).
- Sign (SIG-1803617) (Expired Permit)On this parcel
Issued after 5 mo (7.8× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
- Commercial tenant improvement (COM-1803623) (Finaled)On this parcel
Issued after 5 mo (2.4× the 63d median) — above the 75th percentile for commercial tenant improvement permits in City of Sacramento (median 63d, 75th pct 119d, n=2,366).
- Kaiser S. Sac Medical Center (Approved)0.36 mi SE
In "Approved" for 6.7 yr (since Feb 20, 2020), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150).
Entity-resolved builders & contractors in ½ mile: Ainor Signs (3 on parcel, 3 in ½ mi · Sign); All Around Renovations (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Barney Jordan Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Superior Electrical Mechanical And Plumbing (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Kaiser Foundation Health Plan (76 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2004074 | Plumbing / water heater / sewer | Finaled | Iss. Mar 6, 2020 | $15,000 | EXPEDITED - Repair sewer line from grease trap to store front. |
| COM-1903217 | Commercial tenant improvement | Finaled | Iss. Jun 7, 2019 | $75,000 | Interior remodel of dining area of existing restaurant to include interior demo of existing and replacement countertops,… |
| SIG-1905010 | Sign | Finaled | Iss. Mar 21, 2019 | $1,770 | Permit to Complete Work from expired SIG-1803617 - KFC-Alta Valley-Sign Permit Install (1) Attached / illuminated Wall … |
| SIG-1803617 | Sign | Expired Permit | Iss. Jul 26, 2018 | $1,770 | Install (1) Attached / illuminated Wall sign & (1) Attached / Non-Illuminated Wall Sign See COM-1803623 for (2) associa… |
| COM-1803623 |