Sacramento 95823 · Valley Hi / North Laguna · APN 117-0211-033-0000 · City of Sacramento
Zoned SC-PUD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $436,000 ($384,000–$488,000).
Public building records show issued construction/renovation work on this parcel (32 total permits, latest Oct 19, 2026).
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)
Commercial tenant improvement (COM-2319639): Issued after 10 mo (4.8× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
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.
$436,000
Benchmark range: $384,000 – $488,000
Closest lead: Laguna Village Center Parkway Apartment (0.11 mi W, 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 (~$452/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, 2 permitted, 125 proposed or in review.
5 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.
155 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 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 remodel / interior alteration (8621 W Wing Dr): First appeared in published agency feed
Record RES-2621812 · 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
Nearby hvac / heat pump (7030 Clearbrook Way): First appeared in published agency feed
Record RES-2622655 · 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).
Issued after 10 mo (4.8× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Pending in review for 8.2 yr (73.2× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Issued after 3 mo (5.6× the 14d median) — slower than 90% of fire alarm / sprinkler permits in City of Sacramento (median 14d, 90th pct 71d, n=2,312).
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 |
|---|---|---|---|---|
| 3 D Signs Plus | Sign | 3 on parcel3 in ½ mi | $9,800 | 0 vs 0 prior |
| Alpha Pacific Engineering And Contracting | Other | 2 on parcel2 in ½ mi | $100,000 | 0 vs 0 prior |
| Thomas Home Improvement | Commercial tenant improvement | 2 on parcel2 in ½ mi | $89,685 |
| 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 ($4,350/yr) + local voter-approved bond debt ($609/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.
−$15,440/yr
Cash needed: $95,700
NOI: $10,955/yr
P&I: $2,200/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 | −$1,514/mo | -19.0% | $3,930/mo | −$1,485/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$1,287/mo | -16.1% | $3,637/mo | −$1,146/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 | −$1,156/mo | -14.5% | $3,553/mo | −$888/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 ↗
Fire Alarm Modification
FIRE ALARM installation of relay modules to be located at installed pedestrian gates to release the gate on fire alarm events. Gates are capable of interface with the existing fire alarm system to automatically swing open upon alarm or AC power loss to FACU. As required by authority having jurisdiction automatic and/or manual activation of the fire alarm system for an alarm event or the activation of a fire sprinkler flow device will cause the gates to open in the direction of egress. AC power loss will cause the gates to swing freely in either direction.
Gym Remodel
EPC - Removal of interior non-bearing partition walls, new finishes, flooring, equipment, new gym equipment, electrical.
E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 3 squares of Torch Down Roofing. CRRC: 1420-0001
REMODEL
EPC - 2,200 sq f.t. Tenant improvement to upgrade the space. Including removing existing office. Including revisions to the electrical. No changes to the existing HVAC System. Plumbing to remain as is.
8785 Center Pkwy
Install (1) LED illuminated channel letter as per attached plans. (DPX Dance Studio
REVISION TO COM-2319639
EPC - remove EF & AMAU fans from scope
# B-370, INTERIOR REMODEL, Dog Spa
EPC - Remodel existing tenant space, interior walls added only. no change to envelope.Extend existing plumbing, add electric water heater, dog bathing tubs and grooming counters, electrical wiring, outlets, lighting, make-up air and exhaust system. Northeast corner of Laguna Village Mall, Unit # B-370 (SEE REVISION COM-2426327 to remove exhaust fans - 12/03/24 - NCB)
8785 CENTER PARKWAY
INSTALLATION OF CHANNEL LETTERS ON FRONT BUILDING FASICA.
EV Charger
EPC- EV Charger - Maintenance/Upgrade Project Proposal: Replace Only (4) 150kw Gen 3 with (2) 350kw Gen 4; Replace (3) Gen 3 Power Cabinets with (3) Gen 4 Power Cabinets and raise them up 6” on a proposed steel platform for the purposes of conduit management.
8785 Center Parkway #B350 Fire Suppression System
EPC - Installation of new UL300 hood and duct fire suppression system
Commercial Remodel (#350)
EPC - Suite #350 - Remodel to Include: Interior Only. Convert Existing 1890 SQ FT Retail Space to New Market. New Finishes, New Shelving, Fire Protection, Walk-In Cooler, New Receptacles, New Plumbing Fixtures/Sinks, Floor Sinks, and New Kitchen Hood.
8785 CENTER PARK WAY
REPLACE SEWER CLEANOUT. INSTALL BACK TO BACK CLEANOUT AND UP TO 4 FT OF SEWER LINE.
8785 Center Pkwy Ste B320 - Install Signs - YD TOGO KOREAN BBQ
Install 1 set of channel letters.
Robinsons Tae Kwon Do Sign (SUITE B310)
SUITE B310 - Install (1) attached / illuminated channel letter sign.
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
5.30 acres
Assessor's classification for assessment purposes. This is not zoning.
8785 CENTER PKWY; 8785 CENTER PKWY # A120 # A120; 8785 CENTER PKWY # B100 # B100
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 117-0211-033-0000. 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.
| J And D Greenberg Enterprises | Plumbing / water heater / sewer | 2 on parcel2 in ½ mi | $17,440 | 3 vs 0 prior |
| Capitol Neon | Sign | 2 on parcel2 in ½ mi | $6,260 | 0 vs 0 prior |
| Jason Lee Van Voorhis | Electrical / panel | 2 on parcel2 in ½ mi | $285 | 0 vs 0 prior |
| Anderson Eric F | Commercial tenant improvement | 1 on parcel1 in ½ mi | $185,000 | 0 vs 0 prior |
| North Bay Development | Commercial tenant improvement | 1 on parcel1 in ½ mi | $110,000 | 0 vs 0 prior |
| Teracom Services | EV charger | 1 on parcel1 in ½ mi | $83,000 | 0 vs 0 prior |
| Alpha Green Energy | Commercial tenant improvement | 1 on parcel1 in ½ mi | $63,000 | 4 vs 2 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) |
| EV chargerOn this parcel | 225 | 17d | 40d | 91d | 190d | 40d(vs 45d prior) |
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.
8785 Center Parkway SIGN (Blue Agave)
Installation of one (1) set of pan channel letters illuminated with LED.
REVISION TO COM-2004446
EPC - REVISION TO COM-2004446: ADD NOZZLE TO KITCHEN SUPPRESSION SYSTEM.
Remodel
EPC - Remodel to include: Renovating existing restaurant space to new restaurant space. Adding non-bearing walls. Type 1 Hood, lighting, power and plumbing for kitchen equipment. Scope change remove and relocate existing bathroom . SEE REVISION COM-2019228: ADD NOZZLE TO KITCHEN SUPPRESSION SYSTEM.
Star Tech Wireless Sign
Install (1) attached / illuminated channel letter sign (57sf)
Revision to EV Charging Station
EXPEDITED - EPC - REVISION TO COM-1816645. Review 3-3-3. Field change on EVCS ADA access aisle for grade compliance, ramping with handrails, adding additional warning detection titles and realigning the approved path of travel to match accordingly. Also, adding 1-2 ft retaining wall for the ADA ramp.
Green Papaya Lao & Thai Food Sign permit
Install (1) Attached / Illuminated Sign permit
Electrify America Charging Stations (4)
EXPEDITED - EPC Submittal - Installation of (4) Electrify America Charging Stations and associated equipment within the existing parking of Laguna Village Shopping Center (regrading, landscaping and other associated work)
Electrify America Charging Stations
EPC Submittal - New Commercial Building - Tenant installation of (4) Electrify America Charging Stations and associated equipment within the existing parking of Laguna Village Shopping Center.
Replace Sewer Line 25ft
Replace sewer line 45'
Papa Murphy's STE 320
Install 2 attached illuminated Papa Murphy's Pizza signs. Each 39.9 sqft signs.
PAPAYA SPOT Sign Permit
PAPAYA SPOT : Install (1) Illuminated & attached wall sign.
Fire Sprinklers For Walk In Cooler
Suite 310 Install fire sprinklers in new walk in cooler
EPC EXPEDITED CYCLE TIMES 10,5,5 REMODEL PAPA MURPHY'S
EXPEDITED - EPC CYCLE TIMES 10,5,5 Submittal - Remodel of Commercial Building - WORK INCLUDES NEW FLOORING AND WALL FINISHES, PLUMBING AND ELECTRICAL ROUGH-IN FOR NEW EQUIPMENT AND PLUMBING FIXTURES.
EPC Submittal - Remodel of Commercial Building - INTERIOR TENANT IMPROVEMENT FOR A PAPA MURPHY'S TAKE N' BAKE PIZZA STORE. (NO COOKING INVOLVED FOR SALE ONLY) WORK INCLUDES NEW FLOORING AND WALL FINISHES, PLUMBING AND ELECTRICAL ROUGH-IN FOR NEW EQUIPMENT AND PLUMBING FIXTURES.
SMUD SAFETY INSPECTION-8785 CENTER PARKWAY UNIT B310
UNIT B310: SMUD Safety Inspection. One time inspection only. Additional inspections will cost $76.00 (Residential) or $152 (Commercial) each. If there is no access to the site or areas required by an inspector this is still an inspection. Permit fees are non-transferable.
Sign
Install new channel letter attached illuminated sign. Kung FU Shaolin Temple Dung Fu Zen Academy
SMUD SAFETY -B310 A
SMUD Safety Inspection B310 A One time inspection only. Additional inspections will cost $76.00 (Residential) or $152 (Commercial) each. If there is no access to the site or areas required by an inspector this is still an inspection. Permit fees are non-transferable.
SUITE B180 Remodel w/ plans
SUITE B180 EXISTING RESTUARANT, PAINT, CHANGE SOME EQUIPMENT UNDER HOOD.