8501 Bruceville Rd
Elk Grove 95758 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.44611, -121.41641
Executive Verdict · Public-Records Synthesis
Zoned R-2B-R-PUD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $529,000 ($466,000–$592,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2B-R-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 1, 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: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. 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
Plan revision / deferred submittal (SUB-1909908): Pending in review for 7.5 yr (66.4× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Horizon Townhomes (460 ft SW, entitled). 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 (~$6,481/yr at $529,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$540/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:
- 428,195 sq ft (9.83 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03087
- Addresses on lot:
- 8501 BRUCEVILLE RD; 8501 BRUCEVILLE RD # 101 # 101; 8501 BRUCEVILLE RD # 102 # 102
Zoning & Land Use
R-2B-R-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-2B (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-2B (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-2B (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: minimal flood hazard (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: $466,000 – $592,000 · Status: Off market
HUD Small Area FMR (ZIP 95758) · FY 2026
Studio $1,910 · 1BR $2,000 · 2BR $2,460 · 3BR $3,270 · 4BR $3,770
Nearby Activity (½ mile radius, since November 2024)
39 active or recent development projects (157 housing units across completed, permitted, and pipeline stages) and 329 total building permits recorded within ½ mile.
- New construction39 permits (162 units)
- Adds housing (ADU)2 permits (2 units)
- Additions & renovations35 permits
- Building systems223 permits
- Repairs20 permits
- Other10 permits
Developments Deserving Closer Investigation & Active Area Builders
- Horizon Townhomes (Entitled)460 ft SW
In "Entitled" for 3.4 yr (since Jun 22, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (10 housing units across 0 permits).
- Jacinto Road Subdivision (Entitled)0.21 mi E
In "Entitled" for 3.3 yr (since Jul 26, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (11 housing units across 0 permits).
- Shasta Apartments (Fee estimate)0.24 mi N
In "Fee estimate" for 2.6 yr (since Apr 23, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (216 housing units, $80,000,000 declared valuation across 1 permit).
- Bruceville Fee Estimate (Entitled)0.4 mi S
In "Entitled" for 21 mo (since Jan 30, 2025), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (125 housing units, $20,699,182 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Family Mechanical Services (2 on parcel, 2 in ½ mi · HVAC / heat pump); Central Glass (2 on parcel, 2 in ½ mi · Windows / doors / siding); West Coast Carports (1 on parcel, 1 in ½ mi · Other); Blusky Restoration Contractors (1 on parcel, 1 in ½ mi · Repair tied to a housing/code case); Pacific Lighting Mgt (1 on parcel, 1 in ½ mi · EV charger).
Permit & Project History on This Parcel (10 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2613496 | HVAC / heat pump | Finaled | Iss. Jul 1, 2026 | $10,000 | HVAC Permit: Like for like HVAC Change Out for three furnaces in the same location - Community Center. The existing un… |
| COM-2606128 | Plumbing / water heater / sewer | Finaled | Iss. Mar 27, 2026 | $4,900 | Change-out installation of Gas - 075 gallon to Gas - 075 gallon, located inside building, screening not required. |
| COM-2503514 | Repair tied to a housing/code case | Finaled | Iss. Feb 21, 2025 | $40,000 | #: 25-003924: FOR UNITS 101 and 102- Replace insulation and drywall, texture, paint and install finishes (including trim… |
| COM-2424655 | HVAC / heat pump | Finaled | Iss. Nov 8, 2024 | $7,880 | HVAC Permit: HVAC condensing unit change out on ground, like for like, with 60,000 BTUs. The existing unit shall be re… |
| COM-2407956 | Windows / doors / siding | Finaled | Iss. Apr 12, 2024 | $860 | Window Permit: Replace bedroom window with a new retrofit. Like for like. Same size and location. Meets Title 24 and eg… |
| COM-2318371 | Other | Finaled | Iss. Sep 27, 2023 | $64,619 | EPC - Repair damage to existing 972SF double post 6 space carport. |
| COM-2319985 | Windows / doors / siding | Finaled | Iss. Sep 20, 2023 | $2,746 | REPLACE PATIO DOOR LIKE FOR LIKE |
| COM-1911061 | EV charger | Finaled | Iss. Jul 22, 2019 | $12,000 | EPC - Review 5-5-5. Install (1) dual cord pedestal mount L2 electric vehicle charger in parking lot; install (2) new el… |
| SUB-1909908 | Plan revision / deferred submittal | Abandoned | App. May 31, 2019 | $10,000 | EPC Submittal - Master Plan Review - INSTALL ENVOY ELECTRIC SHARE VEHICLE AND CHARGER IN PARKING LOT OF APT COMPLEX. AD… |
| COM-1711358 | HVAC / heat pump | Finaled | Iss. Jun 28, 2017 | $2,725 | APARTMENT 216 - HVAC CHANGEOUT LIKE FOR LIKE. GROUND CONDENSING UNIT. |