Sacramento 95823 · Valley Hi / North Laguna · APN 117-0170-084-0000 · City of Sacramento
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $441,000 ($388,000–$494,000).
Public building records show issued construction/renovation work on this parcel (18 total permits, latest Sep 29, 2025).
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-2114480): Issued after 6 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.
$441,000
Benchmark range: $388,000 – $494,000
Closest lead: La Quinta Inn on Stockton Blvd (0.11 mi N, 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 (~$456/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 demolition.
1 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.
88 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
In "Approved" for 6.7 yr (since Feb 20, 2020), with no new permit record in 6.4 yr.
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 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 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 (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 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
Nearby remodel / interior alteration (6426 Mack Rd): Contractor changed from (blank) to GARNICA CONSTRUCTION
Record COM-2617526 · 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
Nearby commercial tenant improvement (25 Quinta Ct B): Status changed from Plan Check Wait to Plan Check Target
Record COM-2604117 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (7780 Stockton Blvd): First appeared in published agency feed
Record COM-2622713 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (8001 Bruceville Rd): Status changed from Plan Check Target to Plan Check Wait
Record COM-2618995 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (8001 Bruceville Rd): Description text was updated
Record COM-2618995 · 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): Status changed from Issued to Expired Permit
Record COM-2526305 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (7981 Arroyo Vista Dr): First appeared in published agency feed
Record RES-2623459 · 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 6 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
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).
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 ($1,196,470 declared valuation across 56 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 |
|---|---|---|---|---|
| Affordable Heating And Air | Remodel / interior alteration | 2 on parcel2 in ½ mi | $39,405 | 1 vs 1 prior |
| Sacramento Valley Alarm Security System | Fire alarm / sprinkler | 2 on parcel2 in ½ mi | $1,250 | 0 vs 0 prior |
| Dedrick Construction | Commercial tenant improvement | 1 on parcel1 in ½ mi | $20,000 |
| 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 ($4,400/yr) + local voter-approved bond debt ($616/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.
−$15,801/yr
Cash needed: $96,800
NOI: $10,898/yr
P&I: $2,225/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 | −$1,544/mo | -19.1% | $3,972/mo | −$1,515/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$1,317/mo | -16.3% | $3,676/mo | −$1,176/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 | −$1,186/mo | -14.7% | $3,591/mo | −$918/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 ↗
SIGN
FABRICATE & INSTALL (X1) SET FRONT LIT CHANNEL LETTERS
Interior Remodel (SUITE 120)
EPC - Relocate/replace existing baking rack oven.
REMODEL
EPC - New Tenant/owner to slightly relocate an existing Baking Rack Oven. No changes to MEP or Structural.
7850 STOCKTON BLVD UNIT 140 - HVAC
UNIT 140 C/O EXISTING GAS ELECTRICA PACKAGE UNIT WITH 3 TON 14 SEER 2 TON GAS ELECTRIC PACKAGE UNIT LOCATED ON THE ROOF, NO DUCTWORK, LIKE FOR LIKE Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION
7850 Stockton Blvd #130 - Install Sign (Murillo's Tacos)
Installation of 1 electrical signage illuminated with LEDs onto front of the building.
Meat Display Coolers
EPC - Install 2 new red meat display coolers. New floor tile, electrical, mechanical, and plumbing at project area.
Display Cooler for Meat Counter
Install new red-meat display cooler. New floor tile, electrical, mechanical and plumbing for new cooler.
revision
EPC - revision to COM-2014671 to correct some errors on plumbing and electrical plan .
remodel
EPC - renovate existing former Indian grocery store with new interior paint, grocery shelves, existing electrical, mechanical, plumbing to remain, no exterior work, all parking is existing, including cleaning of existing vinyl floor work includes, new equipment, 3 compartment sinks, hand wash sink, & grocery storage shelves revision COM-2101421 modify electrical and plumbing
7810 Stockton Blvd #100 - Signage for Kelly Moore
Suite #100 Install 1 LED illuminated channel letter wall sign.
Bounty XP Games Center
Install (1) attached / illuminated wall sign
Fire Alarm
Install wireless control unit & connecting to the existing monitored fire alarm system.
Burger King Fire Alarm
Installing a wireless communicator and connect to existing monitored fire alarm system.
C/O ROOF MOUNT PACKAGE HVAC UNIT FOR STE # 100
C/O ROOF MOUNT PACKAGE HVAC UNIT FOR STE # 100 . NO DUCT WORK . LIKE FOR LIKE
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
2.70 acres
Assessor's classification for assessment purposes. This is not zoning.
7800 STOCKTON BLVD; 7800 STOCKTON BLVD # C # C; 7800 STOCKTON BLVD STE A STE A
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 117-0170-084-0000. 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 0 prior |
| Johnson United | Sign | 1 on parcel1 in ½ mi | $16,695 | 0 vs 0 prior |
| Atlantic HVAC | Roof replacement | 1 on parcel1 in ½ mi | $12,000 | 0 vs 0 prior |
| Ricky Nguyen Construction | Remodel / interior alteration | 1 on parcel1 in ½ mi | $10,000 | 0 vs 0 prior |
| Tf Welch Enterprises | Commercial tenant improvement | 1 on parcel1 in ½ mi | $8,500 | 0 vs 0 prior |
| Ioan Muresan | HVAC / heat pump | 1 on parcel1 in ½ mi | $5,700 | 0 vs 0 prior |
| Pacific Neon | Sign | 1 on parcel1 in ½ mi | $4,341 | 0 vs 0 prior |
| Ar Electric | Electrical / panel | 1 on parcel1 in ½ mi | $2,500 | 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) |
| 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.
PIONEER COMML CENTER Ste 190 A/B
100 amp sub panel for suite B. please see attached job copy approved by Mark Busig
Suite 190
Interior remodel Suite 190. New partitions with associated plumbing/mechanical, electrical and fire sprinklers.
Duct Wrap Replacement
The only work under this permit is for the replacement of the duct wrap at the broiler hood.
2 Cut In HVAC Units suite 190
EXPEDITED - suite 190 Install 2 cut in HVAC package units with ducting.