8785 Center Pkwy
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.43892, -121.41888
Executive Verdict · Public-Records Synthesis
Zoned SC-PUD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $436,000 ($384,000–$488,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$8,250 contributory est.)
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)
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
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)
- ! 3 slow or stalled nearby projects within ½ mile
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)
- ! Year 1 Prop 13 tax reset (~$5,420/yr at $436,000)
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
Parcel & Assessor
- Lot size:
- 230,868 sq ft (5.30 ac)
- Assessor use:
- Retail / Commercial · Shopping Center · Neighborhood
- Tax rate area:
- 03117
- Addresses on lot:
- 8785 CENTER PKWY; 8785 CENTER PKWY # A120 # A120; 8785 CENTER PKWY # B100 # B100
Zoning & Land Use
SC-PUD — Shopping Center Zone (C)
2040 General Plan: Commercial Mixed Use (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned SC (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned SC (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned SC (commercial), 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: $384,000 – $488,000 · 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
- Laguna Village Center Parkway Apartment (Fee estimate)0.11 mi W
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).
- Bruceville Fee Estimate (Entitled)0.11 mi N
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).
- Horizon Townhomes (Entitled)0.46 mi N
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).
- Commercial tenant improvement (COM-2319639) (Certificate of Occupancy)On this parcel
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).
Entity-resolved builders & contractors in ½ mile: 3 D Signs Plus (3 on parcel, 3 in ½ mi · Sign); Alpha Pacific Engineering And Contracting (2 on parcel, 2 in ½ mi · Other); Thomas Home Improvement (2 on parcel, 2 in ½ mi · Commercial tenant improvement); J And D Greenberg Enterprises (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Capitol Neon (2 on parcel, 2 in ½ mi · Sign).
Permit & Project History on This Parcel (32 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2622562 | Fire alarm / sprinkler | Issued | Iss. Oct 19, 2026 | $4,794 | FIRE ALARM installation of relay modules to be located at installed pedestrian gates to release the gate on fire alarm e… |
| COM-2524453 | Commercial tenant improvement | Issued | Iss. Apr 10, 2026 | $185,000 | EPC - Removal of interior non-bearing partition walls, new finishes, flooring, equipment, new gym equipment, electrical. |
| COM-2523283 | Roof replacement | Finaled | Iss. Nov 6, 2025 | $13,200 | E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 3 squares of Torch Down Roofing. CRRC: 1420-0001 |
| COM-2511232 | Commercial tenant improvement | Finaled | Iss. Sep 18, 2025 | $76,485 | EPC - 2,200 sq f.t. Tenant improvement to upgrade the space. Including removing existing office. Including revisions to … |