6640 Valley Hi Dr
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.47230, -121.42611
Executive Verdict · Public-Records Synthesis
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $427,000 ($376,000–$478,000).
Upsides & Opportunities
- ✓ 8 documented municipal building permits on file
On-parcel permit history is indexed through Sep 22, 2026, 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: 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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: La Quinta Inn on Stockton Blvd (0.39 mi 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 (~$5,318/yr at $427,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$443/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:
- 195,149 sq ft (4.48 ac)
- Assessor use:
- Retail / Commercial · Shopping Center · Community
- Tax rate area:
- 03117
- Addresses on lot:
- 6640 VALLEY HI DR; 6640 VALLEY HI DR # B # B; 6650 VALLEY HI DR
Zoning & Land Use
C-2 — General Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 2)
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: 0.2% annual chance flood hazard (shaded X) (all of the lot) · FIRM panel 06067C0306H, 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: $376,000 – $478,000 · 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
Nearby Activity (½ mile radius, since November 2024)
3 active or recent development projects and 271 total building permits recorded within ½ mile.
- Adds housing (ADU)1 permit (1 units)
- Demolition5 permits
- Additions & renovations32 permits
- Building systems202 permits
- Repairs9 permits
- Other22 permits
Developments Deserving Closer Investigation & Active Area Builders
- La Quinta Inn on Stockton Blvd (Fee estimate)0.39 mi NE
In "Fee estimate" for 8.8 yr (since Jan 10, 2018), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($7,000,000 declared valuation across 2 permits).
- Kaiser S. Sac Medical Center (Approved)0.38 mi E
In "Approved" for 6.7 yr (since Feb 20, 2020), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150).
- Homekey - Woodsprings Hotel Conversion to Affordable Housing (Finaled / completed)0.24 mi N
High-impact scale (10 housing units, 90 deed-restricted affordable, $150,000 declared valuation across 3 permits).
- Shell Gas Station / Lil Loop Convenience Store (Finaled / completed)0.13 mi NW
High-impact scale ($1,080,000 declared valuation across 13 permits).
Entity-resolved builders & contractors in ½ mile: J And P Construction Services (3 on parcel, 3 in ½ mi · Commercial tenant improvement); Fiedler Construction (2 on parcel, 2 in ½ mi · Commercial tenant improvement); All Seasons North Roofing And Waterproofing (1 on parcel, 1 in ½ mi · Roof replacement); Ricos Heating And Air (1 on parcel, 1 in ½ mi · Roof replacement); Ott Construction (1 on parcel, 1 in ½ mi · Roof replacement).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2621047 | Roof replacement | Issued | Iss. Sep 22, 2026 | $80,000 | E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 180 squares of TPO Single Ply. CRRC: 0610-0022 |
| COM-2222498 | Plan revision / deferred submittal | Complete | App. Oct 21, 2022 | — | EPC - REVISION TO COM-2217158: Replace page CO to update to correct address within scope |
| COM-2217158 | Commercial tenant improvement | Finaled | Iss. Oct 14, 2022 | $22,000 | EPC - PREVIOUS REMODEL PERMIT ISSUED UNDER COM-2118964 The whole wall-roof glass structure above the Hall’s area, loc… |
| COM-2209820 | Roof replacement | Expired Permit | Iss. May 11, 2022 | $23,000 | Change out 4 existing package units on the roof. |
| COM-2118964 | Commercial tenant improvement | Finaled | Iss. Dec 22, 2021 | $22,000 | EPC - Commercial Remodel to Include: Reconfigure layout per plans. Paint walls, replace flooring. Repair faucets as need… |
| COM-2123690 | Roof replacement | Expired Permit | Iss. Nov 4, 2021 | $11,700 | E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 25 squares of 30yr Laminated Dimensional Composition. CRRC: 0714-00… |
| COM-1918143 | Plan revision / deferred submittal | Complete | App. Sep 23, 2019 | — | EXPEDITED - REVISION TO COM-1913037 to relocate equipment |
| COM-1913037 | Commercial tenant improvement | Finaled | Iss. Aug 16, 2019 | $38,500 | Remove existing freezers and coolers and replace with new freezers and coolers. install new walk-in cooler in storage ar… |