Sacramento 95823 · Valley Hi / North Laguna · APN 117-0211-032-0000 · City of Sacramento
Zoned SC-PUD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $427,000 ($376,000–$478,000).
On-parcel permit history is indexed through Oct 29, 2019, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
Laguna Village Center Parkway Apartment: In "Fee estimate" for 10.7 yr (since Mar 15, 2016), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (84 housing units, $12,194,680 declared valuation across 1 permit).
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$427,000
Benchmark range: $376,000 – $478,000
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Bruceville Fee Estimate (0.16 mi NE, entitled). 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 (~$443/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: 2 homes completed, 1 permitted, 125 proposed or in review.
4 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.
148 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.
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 SC 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 10.7 yr (since Mar 15, 2016), with no new permit record in 10.7 yr. · 84 units · $12,194,680 declared valuation
In "Entitled" for 5.2 yr (since Sep 7, 2021), with no new permit record in 5.2 yr. · 1 unit
In "Entitled" for 5.2 yr (since Sep 8, 2021), with no new permit record in 5.2 yr. · 1 unit
In "Entitled" for 5.2 yr (since Sep 15, 2021), with no new permit record in 5.2 yr. · 1 unit
In "Entitled" for 5.1 yr (since Sep 30, 2021), with no new permit record in 5.1 yr. · 1 unit
In "Entitled" for 5.1 yr (since Oct 15, 2021), with no new permit record in 5.1 yr. · 1 unit
Nearby ev charger (7515 Sheldon Rd 41102): First appeared in published agency feed
Record COM-2623663 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (33 Seasmoke Pl): First appeared in published agency feed
Record RES-2622546 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (5 Shipman Ct): First appeared in published agency feed
Record RES-2621556 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (8566 W Wing Dr): First appeared in published agency feed
Record RES-2621910 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (6651 Sunset Bluffs St): Status changed from Issued to Expired Permit
Record RES-2519406 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (6712 Richlands Way): Status changed from Issued to Finaled
Record RES-2621241 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (9 Bent Creek Ct): First appeared in published agency feed
Record RES-2623838 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (7169 Clearbrook Way): Status changed from Issued to Finaled
Record RES-2618567 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (8579 Brentwick Way): Status changed from Issued to Finaled
Record RES-2618111 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (8715 Center Pkwy): Status changed from Plan Check Target to Complete
Record COM-2621190 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (6712 Richlands Way): Status changed from Issued to Finaled
Record RES-2620429 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (8611 Raymus St): First appeared in published agency feed
Record RES-2621560 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (6651 Sunset Bluffs St): First appeared in published agency feed
Record RES-2623723 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (8785 Center Pkwy): First appeared in published agency feed
Record COM-2622562 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby pool / spa (27 White Stone Ct): First appeared in published agency feed
Record RES-2623350 · 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 10.7 yr (since Mar 15, 2016), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (84 housing units, $12,194,680 declared valuation across 1 permit).
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).
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).
Pending in review for 8.8 yr (78.3× 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 8.8 yr (78.3× 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 8.8 yr (51.3× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
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 |
|---|---|---|---|---|
| Ar Mays Construction | Commercial tenant improvement | 3 on parcel3 in ½ mi | $985,000 | 0 vs 0 prior |
| Millian Aire Enterprises | Roof replacement | 1 on parcel1 in ½ mi | $385,000 | 0 vs 0 prior |
| Rittenbach Roofing And Waterproofing | Roof replacement | 1 on parcel1 in ½ mi | $210,000 |
| 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-useOn this parcel | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
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 ($4,250/yr) + local voter-approved bond debt ($595/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.
−$14,720/yr
Cash needed: $93,500
NOI: $11,069/yr
P&I: $2,149/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 | −$1,454/mo | -18.7% | $3,846/mo | −$1,424/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$1,227/mo | -15.7% | $3,560/mo | −$1,085/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 | −$1,096/mo | -14.1% | $3,477/mo | −$827/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 ↗
Fee estimate84 unitsMar 15, 2016 – Mar 15, 2016
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Fire Sprinkler Modification
Add (10) fire sprinklers behind new screen / blocked coverage
HVAC Package Unit Replacements ( 16 TOTAL)
HVAC - Package Unit Replacements ( 16 Total) All roof top replacements with some like for like . The existing units shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%. CF-1R-ALT-HVAC on file: Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
reroof 8755 Center Parkway
E-Permit: Tear Off - No, Resheet - No, 2 layer(s), 420 squares of TPO Single Ply. CRRC: 0676-0045
UA remodel
EPC Submittal - Remodel of Commercial Building - Remodel (E) South Concession into new Self-Serve Drink Stations, remove (E) counters, cabinets and equipment, add new wall, cabinets, equipment, finishes and associated MEP services; remodel (E) North Concession with new cabinets & counter tops, reuse all (E) equipment, add 2 (N) butter dispensers, relocated (E) floor sinks, all electrical services to be reused.
MOVIE THEATER REMODEL
EPC Submittal - Remodel of Commercial Building - Remodel portion of (E) Lobby into (N) Storage Rooms, 4 (N) doors, sheet vinyl flooring, painted walls, washable ceiling tiles; remove and replace (E) Box Office windows (no new electrical work); Refurbish Mezzanine level Break Room with (N) flooring, paint and cabinets; Modify (E) Break Room duct work, add (1) diffuser, (2) grilles and duct work, (8) outlets, (1) switch & (1) time clock data outlet.
EPC Submittal - Remodel of Commercial Building - Remodel (E) South Concession into new Self-Serve Drink Stations, remove (E) counters, cabinets and equipment, add new wall, cabinets, equipment, finishes and associated MEP services; remodel (E) North Concession with new cabinets & counter tops, reuse all (E) equipment, add 2 (N) butter dispensers, relocated (E) floor sinks, all electrical services to be reused.
EPC Submittal - Remodel of Commercial Building - Remodel portion of (E) Lobby into (N) Storage Rooms, 4 (N) doors, sheet vinyl flooring, painted walls, washable ceiling tiles; remove and replace (E) Box Office windows (no new electrical work); Refurbish Mezzanine level Break Room with (N) flooring, paint and cabinets; Modify (E) Break Room duct work, add (1) diffuser, (2) grilles and duct work, (8) outlets, (1) switch & (1) time clock data outlet.
REMODEL
REMODEL (E)570SF OF LOBBY INTO STORAGE ROOM, (N) CABINETS, ELEC, MECH TO (E) BREAKROOM, REPLACE (E) 60SF BOX OFFICE WINDOWS WNE (N) 72 SF WINDOWS REFURBISH (E) MEZZANINE UPPER LEVEL BREAKROOM WITH (N) FLOORING, PAINT AND CABINETS. MODIFY (E) BREAKROOM HVAC DUCT WORK, ADD (1) DIFFUSER AND (2) TRANSFER GRILLES AND DUCT WORK. PROVIDE (8) NEW CONVENIENCE OUTLETS ,(10 SWITCH AND (1) TIME CLOCK DATE OUTLET IN (E) BREAK ROOM
REMODEL
REMODEL EXISTING CONCESSION IN TO NEW SELF -SERVE DRINK STATION, REMOVE EXISTING COUNTERS, CABINETS AND EQUIPMENT. ENCLOSE NEW EQUIPMENT.
EPC Submittal - Remodel of Commercial Building - Remodel existing seating in all 12 auditoriums. Remove existing seats, reduce seating capacity from 3,432 to 1,214 new recliner seats. Provide new handrails, wall and floor carpeting, floor vinyl and aisle lighting.
EPC Submittal - Remodel of Commercial Building - Remodel existing seating in all 12 auditoriums. Remove existing seats, reduce seating capacity from 3,432 to 1,214 new recliner seats. Provide new handrails, wall and floor carpeting, floor vinyl and aisle lighting.
Laguna Village Center Parkway Apartment
EPC - A request to estimate building permit fees for a proposed four-story Type-VA apartment building (R-2) 84 units (32 1bedrooms, 48 2bedrooms, and 4 3bedrooms), total of 104,600 gross sf. (including 12,600 patio area) plus 17,000 sf. of carport area. + 126,324 sf. site development area. - PLNG-INSP
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
7.96 acres
Assessor's classification for assessment purposes. This is not zoning.
8755 CENTER PKWY; 8785 CENTER PKWY # B120 # B120
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 117-0211-032-0000. 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 |
| Fire Service Enterprise | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $2,000 | 0 vs 0 prior |
| Syncon Homes Of California Recent nearby: 17 Seasmoke Pl (May 8, 2019) | New single-family home | 36 in ½ mi | $9,079,086 | 75 vs 45 prior+67% |
| Connected Technology Recent nearby: 7659 Masters St (Aug 26, 2026) | Remodel / interior alteration | 10 in ½ mi | $10,908 | 117 vs 248 prior−53% |
| Clark Wagaman Designs Recent nearby: 12 Chamber Ct (Oct 7, 2022) | Addition (adds square footage) | 6 in ½ mi | $37,448 | 14 vs 41 prior−66% |
| Ev Electric Residential Merged: E V ELECTRIC RESIDENTIAL LLC · EV ELECTRIC RESIDENTIAL LLC Recent nearby: 8716 Falmouth Way (Jul 25, 2024) | Remodel / interior alteration | 3 in ½ mi | $3,475 | 1 vs 219 prior−100% |
| Premier Pools Sacramento Recent nearby: 27 White Stone Ct (Oct 19, 2026) | Pool / spa | 2 in ½ mi | $175,278 | 102 vs 121 prior−16% |
| In The Water Recent nearby: 6670 Kenbridge St (Oct 13, 2021) | Pool / spa | 2 in ½ mi | $105,000 | 0 vs 0 prior |
| Accessory dwelling unit (new or conversion) | 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 alteration | 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.