8117 Sheldon Rd
Elk Grove 95758 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.44083, -121.40583
Executive Verdict · Public-Records Synthesis
Zoned R-2B 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 allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through May 20, 2025, 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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Maverik Service Station - ESTIMATE (0.15 mi SE, 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 (~$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:
- 378,972 sq ft (8.70 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03341
- Addresses on lot:
- 8117 SHELDON RD; 8119 SHELDON RD; 8119 SHELDON RD APT 100 APT 100
Zoning & Land Use
R-2B — Multi-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 1)
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 06067C0309H, 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
Developments Deserving Closer Investigation & Active Area Builders
- Maverik Service Station - ESTIMATE (Fee estimate)0.15 mi SE
In "Fee estimate" for 6 yr (since Nov 18, 2020), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($4,750,000 declared valuation across 1 permit).
- Self Storage on W. Stockton Blvd (Fee estimate)0.19 mi N
In "Fee estimate" for 9.6 yr (since Mar 31, 2017), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($2,475,369 declared valuation across 6 permits).
- New duplex at 8400 Butterscotch Way (Issued)510 ft SW
Active in "Issued" for 7.1 yr (first record Oct 16, 2019) with no new permit activity recorded in 7 yr.
- New home at 8714 Jocelyn Way (Issued)0.15 mi W
Active in "Issued" for 7.1 yr (first record Oct 17, 2019) with no new permit activity recorded in 7 yr.
Entity-resolved builders & contractors in ½ mile: Sea Heating And Air Conditioning (1 on parcel, 1 in ½ mi · HVAC / heat pump); Trident Electric Service (1 on parcel, 1 in ½ mi · Electrical / panel); Davis Reed Construction (25 in ½ mi · New multifamily / condos / mixed-use); Walter Weston Keusder (10 in ½ mi · New duplex / half-plex); Connected Technology (8 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2510179 | HVAC / heat pump | Finaled | Iss. May 20, 2025 | $5,150 | HVAC Permit: Install like for like 1.5ton condensing unit on ground. It's in the same location as the old one. The exi… |
| RES-2305650 | Electrical / panel | Expired Permit | Iss. Mar 22, 2023 | $500 | E-Permit: existing panel 200 Amps - Underground service. |