Elk Grove 95758 · Valley Hi / North Laguna · APN 117-0220-045-0000 · City of Sacramento
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).
Zone R-2B allows residential use qualifying for ministerial ADU review under state law (2 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
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)
Closest lead: Maverik Service Station - ESTIMATE (0.18 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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$529,000
Benchmark range: $466,000 – $592,000
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
Since November 2024 within ½ mile: 3 permitted.
3 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.
83 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 R-2B as multifamily residential, 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 9.6 yr (since Mar 31, 2017), with no new permit record in 8.1 yr. · $2,475,369 declared valuation
Permit issued and active for 7.1 yr (first record Oct 16, 2019), with no completion or new permit record in 7 yr. · 1 unit · $248,559 declared valuation
Permit issued and active for 7.1 yr (first record Oct 17, 2019), with no completion or new permit record in 7 yr. · 1 unit · $248,559 declared valuation
In "Fee estimate" for 6 yr (since Nov 18, 2020), with no new permit record in 6 yr. · $4,750,000 declared valuation
Nearby plumbing / water heater / sewer (8662 Melville Dr): Status changed from Issued to Finaled
Record RES-2618296 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (8609 Butterscotch Way): Status changed from Issued to Finaled
Record RES-2607947 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (25 Donson Ct): First appeared in published agency feed
Record RES-2623741 · 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 hvac / heat pump (8615 Butterscotch Way): First appeared in published agency feed
Record RES-2622370 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (16 Sinskey Ct): Status changed from Submittal Incomplete to Issued
Record RES-2620899 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (16 Sinskey Ct): Issued date changed from (blank) to 2026-10-01
Record RES-2620899 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (16 Sinskey Ct): Description text was updated
Record RES-2620899 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (16 Sinskey Ct): Project name changed from (blank) to INSTALL ESS
Record RES-2620899 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (29 Donson Ct): First appeared in published agency feed
Record RES-2623635 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (7825 Jacinto Rd): Status changed from Issued to Finaled
Record RES-2618075 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (8668 Melville Dr): Status changed from Issued to Finaled
Record RES-2614966 · 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 hvac / heat pump (7481 Masters St): First appeared in published agency feed
Record RES-2621976 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Latest published Zillow Home Value Index (ZHVI) update
Changed from $576,076 in September 2025 to $567,194 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95758 (not a parcel appraisal)
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 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).
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).
Active in "Issued" for 7.1 yr (first record Oct 16, 2019) with no new permit activity recorded in 7 yr.
Active in "Issued" for 7.1 yr (first record Oct 17, 2019) with no new permit activity recorded in 7 yr.
Active in "Issued" for 17 mo (first record Jun 24, 2025) with no new permit activity recorded in 14 mo.
High-impact scale (16 housing units, $1,900,795 declared valuation across 51 permits).
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 |
|---|---|---|---|---|
| Davis Reed Construction Recent nearby: 8143 Sheldon Rd (Dec 6, 2017) | New multifamily / condos / mixed-use | 25 in ½ mi | $50,747,593 | 0 vs 0 prior |
| Walter Weston Keusder Recent nearby: 8769 Donson Way (Oct 31, 2019) | New duplex / half-plex | 10 in ½ mi | $2,354,246 | 37 vs 3 prior |
| Connected Technology Recent nearby: 7659 Masters St (Aug 26, 2026) |
| 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 95758
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 ($5,300/yr) + local voter-approved bond debt ($742/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.
−$17,876/yr
Cash needed: $116,600
NOI: $14,284/yr
P&I: $2,680/mo
For $0/mo net cash flow
At $2,450/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 | $2,254/mo | −$1,771/mo | -18.2% | $4,726/mo | −$1,731/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,450/mo | −$1,490/mo | -15.3% | $4,375/mo | −$1,310/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,597/mo | −$1,328/mo | -13.7% | $4,273/mo | −$991/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 ↗
No building permits are recorded for this parcel since 2016.
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
4.13 acres
Assessor's classification for assessment purposes. This is not zoning.
8117 SHELDON RD; 8127 SHELDON RD; 8127 SHELDON RD APT 100 APT 100
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 117-0220-045-0000. 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.
| Remodel / interior alteration |
| 9 in ½ mi |
| $9,046 |
| 117 vs 248 prior−53% |
| Clark Wagaman Designs Recent nearby: 8699 W Wing Dr (Apr 20, 2023) | Addition (adds square footage) | 5 in ½ mi | $23,518 | 14 vs 41 prior−66% |
| Rubik Built Recent nearby: 8169 Sheldon Rd (Oct 6, 2022) | New commercial / non-residential building | 4 in ½ mi | $1,149,791 | 0 vs 0 prior |
| California Custom Sunrooms And Patio Covers Recent nearby: 8581 Melville Dr (Feb 28, 2020) | Addition (adds square footage) | 4 in ½ mi | $40,747 | 9 vs 29 prior−69% |
| Rose Remodeling Recent nearby: 8612 W Wing Dr (Aug 7, 2026) | Remodel / interior alteration | 3 in ½ mi | $70,019 | 86 vs 76 prior+13% |
| High Energy Electric Recent nearby: 8621 W Wing Dr (Oct 5, 2026) | Remodel / interior alteration | 3 in ½ mi | $4,500 | 82 vs 3 prior |
| Premier Pools Sacramento Recent nearby: 7806 Laguna Vega Dr (Apr 24, 2023) | Pool / spa | 2 in ½ mi | $199,735 | 102 vs 121 prior−16% |
| Premier Pools Recent nearby: 8698 W Wing Dr (Sep 6, 2019) | Pool / spa | 2 in ½ mi | $73,500 | 0 vs 0 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 alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d 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.