8200 Bruceville Rd
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.45878, -121.41779
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
- ✓ 10 documented municipal building permits on file
On-parcel permit history is indexed through Jul 9, 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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Bruceville Apartment Complex (0.34 mi S, in review). 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:
- 129,373 sq ft (2.97 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03261
- Addresses on lot:
- 8200 BRUCEVILLE RD; 8200 BRUCEVILLE RD APT 104 APT 104; 8200 BRUCEVILLE RD APT 105 APT 105
Zoning & Land Use
R-3-PUD — Multi-Unit Dwelling Zone (R)
2040 General Plan: Commercial Mixed Use (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 06067C0308H, 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
- Bruceville Apartment Complex (In review)0.34 mi S
In "In review" for 3.9 yr (since Dec 8, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (24 housing units, $3,654,387 declared valuation across 13 permits).
- (College Square) (Fee estimate)0.47 mi SE
In "Fee estimate" for 8.2 yr (since Aug 15, 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 (96 housing units, $18,000,000 declared valuation across 1 permit).
- College Square (Finaled / completed)0.29 mi S
High-impact scale ($1,100,000 declared valuation across 7 permits).
Entity-resolved builders & contractors in ½ mile: Browns Heating And Air (6 on parcel, 6 in ½ mi · HVAC / heat pump); Express Plumbing And Rooter (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Phe (1 on parcel, 2 in ½ mi · EV charger); Rja Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Quality First Home Improvement (4 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (10 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2614490 | HVAC / heat pump | Finaled | Iss. Jul 9, 2026 | $8,335 | HVAC Permit: FOR UNIT 111- Like for like 1 ton, WSHP Horizontal, 14.3 SEER2, hydronic water source heat pump, HVAC aid h… |
| COM-2610922 | HVAC / heat pump | Issued | Iss. Jun 25, 2026 | $26,595 | HVAC Permit: Like for like ceiling mounted 1 ton, 14.3 SEER2, Hydronic WSHP horizontal packaged HVAC unit change out (3… |
| COM-2612919 | HVAC / heat pump | Issued | Iss. Jun 24, 2026 | $8,865 | LIKE FOR LIKE CEILING MOUNTED 1 TON 14.3 SEER2, R454B HYDRONIC WSHP HORIZONTAL PACKAGED HVAC UNIT CHANGE OUT. THE EXISTI… |
| COM-2610968 | HVAC / heat pump | Issued | Iss. Jun 1, 2026 | $35,460 | LIKE FOR LIKE CEILING MOUNTED 1 TON, 14.3 SEER2, R454B HYDRONIC WSHP HORIZONTAL PACKAGED HVAC UNIT CHANGE OUT (X4). THE … |