Sacramento 95823 · Valley Hi / North Laguna · APN 117-0170-085-0000 · City of Sacramento
Zoned H-R in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $662,000 ($583,000–$741,000).
Public building records show issued construction/renovation work on this parcel (26 total permits, latest Sep 10, 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-2613929): 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.
$662,000
Benchmark range: $583,000 – $741,000
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$666/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.
2 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.
308 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 H as public / institutional, 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 "Approved" for 6.7 yr (since Feb 20, 2020), with no new permit record in 6.4 yr.
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 hvac / heat pump (8057 Arroyo Vista Dr): First appeared in published agency feed
Record RES-2621623 · 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 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 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 roof replacement (6900 Cherrywood Cir): First appeared in published agency feed
Record RES-2623199 · 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 (6559 Hitchcock Way): First appeared in published agency feed
Record RES-2621725 · 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 (63 Abbeywood Cir): Status changed from Issued to Finaled
Record RES-2618535 · 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 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
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 remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Issued after 2 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Pending in review for 7 yr (62.5× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Pending in review for 7.4 yr (66.3× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Pending in review for 8.3 yr (74.3× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Pending in review for 8.7 yr (77.1× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
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 |
|---|---|---|---|---|
| Kaiser Foundation Health Plan | Commercial tenant improvement | 12 on parcel94 in ½ mi | $32,317,594 | 17 vs 12 prior+42% |
| Swinerton Builders | Commercial tenant improvement | 1 on parcel10 in ½ mi | $4,726,027 | 1 vs 3 prior |
| Whittington Electric | Remodel / interior alteration | 3 on parcel7 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 ($6,600/yr) + local voter-approved bond debt ($924/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.
−$31,658/yr
Cash needed: $145,200
NOI: $8,390/yr
P&I: $3,337/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 | −$2,865/mo | -23.7% | $5,816/mo | −$2,854/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$2,638/mo | -21.8% | $5,383/mo | −$2,515/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 | −$2,508/mo | -20.7% | $5,258/mo | −$2,257/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 ↗
Exhaust Fan Replacements (3)
EPC - Replacing three existing building exhaust fans with new fans in attic area. 200 sq. ft. work area.
Interior Repairs @ ASC
EPC - DOOR AND LOCK SYSTEM REPLACEMENT ON THE FIRST FLOOR FOR MOB ASC OF 6 DOORS WITH ELECTRICAL. MINOR PATCHING AND PAINTING OF WALLS AND CEILING AS REQUIRED. PROJECT AREA IS APPROXIMATELY 90SF ELECTRICAL WORK INCLUDES LOW VOLTAGE(DATA) AND LINE VOLTAGE (POWER). Site: Ambulatory Surgery Center, near Wyndham Rd. and Valley Hi Dr. intersection.
HVAC Controls Replacement
EPC - Size- 43,710 SF. Occupancy- B. Construction type- VA. Replacement of obsolete, unreliable pneumatic HVAC controls with Direct Digital Controls (DDC).
KAISER FIRE ALARM SYSTEM
EPC - Provide a fire alarm system replacement. The approximate total sq. ft. is 43,289 + Mezz.
REVISION TO COM-2119279
EPC -REVISION TO COM-2119279: Replace Drinking fountains with new Hi-Lo Drinking fountains with motion control sensor and water bottle fillers.
REVISION TO COM-2119279
EPC - REVISION TO COM-2119279: Delta 1 - Updates to Electrical Drawings to Show Correct Building Where Work is Being Performed; Sheets E0.01, E0.02, E0.03, E1.01 Updates to Show DB Moore Building in Place of OSS Building.
Drinking Fountain Replacement - DB Moore Bldg
EPC - ASC Bldg - Replacement of Drinking Fountain Units SEE REVISION COM-2123501: Delta 1 - Updates to Electrical Drawings to Show Correct Building Where Work is Being Performed; Sheets E0.01, E0.02, E0.03, E1.01 Updates to Show DB Moore Building in Place of OSS Building. **SEE REV. COM-2201015 - Replace Drinking fountains with new Hi-Lo Drinking fountains with motion control sensor and water bottle fillers. SEE REVISION COM-2211546: Additional 4 drinking fountains added to project. 2 will be removed entirely. 2 will be replaced with sensor control drinking fountain with bottle filler
Drinking Fountain Replacement - ASC Bldg
EPC ASC Bldg - Replacement of Drinking Fountain Unit
Kaiser Permanente - TV MONITOR / DATA OUTLETS
EXPEDITED - Kaiser Permanente - TV MONITOR / DATA OUTLETS within the DB MORE BUILDING OFFICE LOCATION, Room # 31
Kaiser
Revision to Issued Permit COM-1805124 - Revisions to include added Hi-Low Drinking fountain with cane detection, added storage, correction to gender use/call-out of the staff Men's and Women's locker, shower and toilet rooms, corner guards, and a revised counter with a backlit mirror. In addition, changes to finishes, signage, electrical, mechanical and plumbing are include for subject revisions.
Kaiser
EPC - Revision to Issued Permit COM-1805124 - Revisions to include added Hi-Low Drinking fountain with cane detection, added storage, correction to gender use/call-out of the staff Men's and Women's locker, shower and toilet rooms, corner guards, and a revised counter with a backlit mirror. In addition, changes to finishes, signage, electrical, mechanical and plumbing are include for subject revisions.
EPC Submittal - Remodel and Change of Use of Commercial Building - There is no building in the scope of work. This project consists of site work only.
Kaiser
EPC - Revision to COM-1805124 - Miscellaneous revisions to COM-1805124 such as: revision to door hardware, deleting exterior concrete in the courtyard, revision to finishes, adding power to speakers in the gym, adding 2nd storefront door, electrical, mechanical, & plumbing revisions, revisions to gym equipment & lighting installation details.
Kaiser
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
12.13 acres
Assessor's classification for assessment purposes. This is not zoning.
6600 BRUCEVILLE 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 117-0170-085-0000. 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.
| $1,057,823 |
| 0 vs 1 prior |
| Siemens Industry | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $24,400 | 0 vs 0 prior |
| Asc Construction Services Recent nearby: 6450 Bamford Dr (Aug 21, 2024) | Addition (adds square footage) | 6 in ½ mi | $185,000 | 7 vs 6 prior |
| The Gb Group Recent nearby: 6457 Village Centre Dr (Apr 11, 2016) | Addition (adds square footage) | 6 in ½ mi | $20,400 | 0 vs 7 prior |
| Xl Construction Recent nearby: 6600 Bruceville Rd (Jul 28, 2023) | Commercial tenant improvement | 5 in ½ mi | $1,522,936 | 2 vs 4 prior |
| Deacon Construction Recent nearby: 6366 Mack Rd (Jun 26, 2026) | Commercial tenant improvement | 4 in ½ mi | $5,533,500 | 12 vs 11 prior+9% |
| Cccs Recent nearby: 6233 Mack Rd (Apr 7, 2023) | Commercial tenant improvement | 4 in ½ mi | $865,000 | 1 vs 8 prior−88% |
| Ameresco Recent nearby: 7300 Wyndham Dr (Jul 20, 2020) | New commercial / non-residential building | 4 in ½ mi | — | 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.
Revision to COM-1805124 - Miscellaneous revisions to COM-1805124 such as: revision to door hardware, deleting exterior concrete in the courtyard, revision to finishes, adding power to speakers in the gym, adding 2nd storefront door, electrical, mechanical, & plumbing revisions, revisions to gym equipment & lighting installation details.
Kaiser Courryard Renovation/Improvement
EXPEDITED - Installing new exterior concrete in the counrtyard to provide level landing to at two exterior doors for accessibility.
Sub-Panel
EXPEDITED - Install new 50A sub-panel to existing valet parking booth in DP Moore Parking lot.
Kaiser
EPC - Remodel of Commercial Building - Renovation of existing gym & exercise room. Accessibility upgrades to two (2) public unisex toilet rooms; accessibility upgrades to staff (men & women) restrooms, shower and locker rooms.
Kaiser Interior Demolition MOB 2 Suite 7
EXPEDITED - MOB 2 Suite 7***Interior demolition of existing non-structural interior elements, such as interior partitions, ceilings, lighting, millwork, plumbing, and finishes
lighitng upgrage
Permit pulled to final expired permit com-1708210.
Kaiser
EPC Submittal - Remodel of Commercial Building - Renovation of existing gym & exercise room. Accessibility upgrades to two (2) public unisex toilet rooms; accessibility upgrades to staff (men & women) restrooms, shower and locker rooms.
revision
EPC Submittal - Deferred/Revision to Issued Permit COM-1715937 - Plans have been revised to relocate fire alarm notification devices to the walls and remove j-hooks.
EPC Submittal - Deferred/Revision to Issued Permit COM-1715937 - Plans have been revised to relocate fire alarm notification devices to the walls and remove j-hooks.
light fixture upgrade
EXPEDITED - retrofit existing fixtures with led lights, there is no building construction or electrical wiring.
EPC Submittal - Remodel of Commercial Building - Replace existing fire alarm system with new fire alarm system consisting of new fire alarm control panel, new initiation devices, new notification devices and interconnection with campus wide fire alarm network.
lighitng upgrage
EXPEDITED - led lighting upgrade see new permit com-1806763
Kaiser
Shared plans with SIG-1615208, DB Moore, KAISER PERMANENTE. Remove 1 existing faded illuminated directional monument sign leaving the base/footing & replace with new illuminated directional monument sign on existing base/footing. This permit is to replace SIG-1513771