6161 Valley Hi Dr
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.46413, -121.43245
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $480,000 ($422,000–$538,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 140,263 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$52,536 contributory est.)
Public building records show issued construction/renovation work on this parcel (9 total permits, latest Oct 23, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: 0.2% annual chance flood hazard (shaded X))
all of the lot of the parcel intersects Zone X: 0.2% annual chance flood hazard (shaded X). 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
Remodel / interior alteration (COM-2213596): Issued after 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Accessory dwelling unit at 6490 Weatherford Way (0.3 mi E, issued). 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 (~$5,922/yr at $480,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$494/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:
- 140,263 sq ft (3.22 ac)
- Assessor use:
- Church / Welfare · Church · Exempt
- Tax rate area:
- 03117
- Addresses on lot:
- 6161 VALLEY HI DR; 8070 CENTER PKWY
Zoning & Land Use
R-1 — Single-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R-1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R-1, a single-family residential zone. The lot is 140,263 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
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: 0.2% annual chance flood hazard (shaded X) (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: $422,000 – $538,000 · 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
- Remodel / interior alteration (COM-2213596) (Finaled)On this parcel
Issued after 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- Remodel / interior alteration (COM-2101921) (Finaled)On this parcel
Issued after 4 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- Remodel / interior alteration (COM-1906733) (Finaled)On this parcel
Issued after 2 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- Remodel / interior alteration (COM-1806221) (Expired Permit)On this parcel
Issued after 12 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Entity-resolved builders & contractors in ½ mile: Walker Cellular (2 on parcel, 2 in ½ mi · Remodel / interior alteration); Motive Energy Telecommunications Group (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Advanced Wireless And Logistics (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Amatel (1 on parcel, 1 in ½ mi · Solar / battery storage); Quality Telecom Consultants (1 on parcel, 1 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (9 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2623813 | Solar / battery storage | Applied | App. Oct 23, 2026 | $20,000 | TMOBILE PROPOSES TO REMOVE (12) EXISTING LEAD ACID BATTERIES FROM EXISTING BATTERY CABINET. INSTALL (8) NEW LITHIUM-ION … |
| COM-2213596 | Remodel / interior alteration | Finaled | Iss. Oct 7, 2022 | $30,000 | EPC - Tower Scope: Install 3 Panel Antennas, Install 3 Antenna Mounts, Install 6 RRU's Install 1 OVP Device, Install 1… |
| COM-2101921 | Remodel / interior alteration | Finaled | Iss. Jun 9, 2021 | $20,000 | EPC - Replace (3) Antennas and (3) Radios on existing tower. Replace (1) Equipment Cabinet and Install (1) Battery Cabin… |
| COM-2102991 | Remodel / interior alteration | Finaled | Iss. Mar 24, 2021 | $12,000 | EPC - Removal of existing Clearwire Wireless equipment and ancillary cabinets on grade. Remove antennas and microwave d… |