8165 Sheldon Rd
Elk Grove 95758 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.43871, -121.40489
Executive Verdict · Public-Records Synthesis
Zoned C-2-R in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $590,000 ($519,000–$661,000).
Upsides & Opportunities
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Nov 1, 2023, 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Maverik Service Station - ESTIMATE (220 ft NE, 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 (~$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:
- 47,480 sq ft (1.09 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03341
- Addresses on lot:
- 8165 SHELDON RD; 8169 SHELDON RD
Zoning & Land Use
C-2-R — General Commercial Zone (C)
2040 General Plan: Commercial Mixed Use (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-2 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-2 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-2 (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 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: $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
- Maverik Service Station - ESTIMATE (Fee estimate)220 ft NE
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)0.33 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).
- Garages and Maintenance Buildings (Finaled / completed)On this parcel
High-impact scale ($780,726 declared valuation across 6 permits).
- New duplex at 8400 Butterscotch Way (Issued)0.17 mi NW
Active in "Issued" for 7.1 yr (first record Oct 16, 2019) with no new permit activity recorded in 7 yr.
Entity-resolved builders & contractors in ½ mile: Rubik Built (1 on parcel, 5 in ½ mi · New commercial / non-residential building); 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); California Custom Sunrooms And Patio Covers (4 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (2 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2319258 | EV charger | Finaled | Iss. Nov 1, 2023 | $140,000 | EPC - Installation of 10 dual stations for 20 EV parking stalls at Vasari. Project is related to COM-2209413. |
| COM-2225773 | Plan revision / deferred submittal | Complete | App. Dec 2, 2022 | — | EPC - Truss Design Deferred Submittal to COM-2209413. Shared Plans- COM-2209413 - South Garage, COM-2209294 - North Gar… |