7401 Sheldon Rd
Elk Grove 95758 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.43877, -121.41712
Executive Verdict · Public-Records Synthesis
Zoned SC-PUD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $590,000 ($519,000–$661,000).
Upsides & Opportunities
- ✓ 7 documented municipal building permits on file
On-parcel permit history is indexed through Jan 18, 2022, 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
Commercial tenant improvement (COM-2001825): Issued after 13 mo (6.2× 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Bruceville Fee Estimate (0.16 mi NW, 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 (~$7,176/yr at $590,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$598/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:
- 79,279 sq ft (1.82 ac)
- Assessor use:
- Retail / Commercial · Vehicle Oriented · Service Station
- Tax rate area:
- 03336
- Addresses on lot:
- 7401 SHELDON RD; 7405 SHELDON RD
Zoning & Land Use
SC-PUD — Shopping Center Zone (C)
2040 General Plan: Neighborhood (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: $519,000 – $661,000 · 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
Developments Deserving Closer Investigation & Active Area Builders
- Bruceville Fee Estimate (Entitled)0.16 mi NW
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).
- Laguna Village Center Parkway Apartment (Fee estimate)0.21 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).
- 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-2001825) (Finaled)On this parcel
Issued after 13 mo (6.2× 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: Perry Builders (2 on parcel, 2 in ½ mi · Sign); John W Ellis (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Johnson United (1 on parcel, 1 in ½ mi · Sign); Cfs Fire Protection (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Syncon Homes Of California (36 in ½ mi · New single-family home).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2201250 | Plan revision / deferred submittal | Complete | App. Jan 18, 2022 | — | EPC - REVISION TO COM-2001825: Delta 7 Revisions - 1 - Substitute Metal Framing in lieu of wood. 2 - Relocate Water Heat… |
| COM-2116412 | Fire alarm / sprinkler | Finaled | Iss. Aug 12, 2021 | $4,730 | EPC - Installation of (1) ANSUL R-102 FIRE SUPPRESSION SYSTEM IN THE MAIN KITCHEN AREA |
| SIG-2113265 | Sign | Expired Permit | Iss. Jul 20, 2021 | $4,800 | Replace 6 illuminated wall signs and install 3 new illuminated canopy signs. |
| COM-2001825 | Commercial tenant improvement | Finaled | Iss. Mar 1, 2021 | $80,000 | EPC Submittal - Remodel the inside of entire existing 2,840 s.f. Food Mart structure, all existing site improvements to … |
| SUB-2001810 |