6630 Valley Hi Dr
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.47135, -121.42661
Executive Verdict · Public-Records Synthesis
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $479,000 ($422,000–$536,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$2,750 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Oct 7, 2025).
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
Commercial tenant improvement (COM-1912388): Issued after 5 mo (2.3× the 63d median) — above the 75th percentile for commercial tenant improvement permits in City of Sacramento (median 63d, 75th pct 119d, n=2,366).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: La Quinta Inn on Stockton Blvd (0.45 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 (~$5,911/yr at $479,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$493/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:
- 97,574 sq ft (2.24 ac)
- Assessor use:
- Retail / Commercial · Large Retail · Market
- Tax rate area:
- 03117
- Addresses on lot:
- 6630 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: $422,000 – $536,000 · 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
- La Quinta Inn on Stockton Blvd (Fee estimate)0.45 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).
- Commercial tenant improvement (COM-1912388) (Expired Permit)On this parcel
Issued after 5 mo (2.3× the 63d median) — above the 75th percentile for commercial tenant improvement permits in City of Sacramento (median 63d, 75th pct 119d, n=2,366).
- Kaiser S. Sac Medical Center (Approved)0.39 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).
- Accessory dwelling unit at 6490 Weatherford Way (Issued)0.45 mi S
Active in "Issued" for 4.5 yr (first record May 24, 2022) with no new permit activity recorded in 2.7 yr.
Entity-resolved builders & contractors in ½ mile: Hanini Construction And Investments (2 on parcel, 2 in ½ mi · Commercial tenant improvement); Ic Refrigeration Service (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); G And J Neon Signs (1 on parcel, 1 in ½ mi · Sign); Hubbard Sign (1 on parcel, 1 in ½ mi · Sign); Kaiser Foundation Health Plan (76 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| SIG-2520099 | Sign | Expired Permit | Iss. Oct 7, 2025 | $2,000 | EPC - Install Internal Illuminated Sign |
| COM-2124705 | Remodel / interior alteration | Expired Permit | Iss. Nov 22, 2021 | $6,250 | Permit to complete expired permit COM-1912388 for final inspections. Remove & replace existing hood w/ 11-ft hood. Add… |
| COM-2121038 | Fire alarm / sprinkler | Finaled | Iss. Nov 4, 2021 | $5,000 | EPC - Hood and duct fire suppression system. |
| COM-1912388 | Commercial tenant improvement | Expired Permit | Iss. Nov 26, 2019 | $25,000 | Remove & replace existing hood w/ 11-ft hood. Add (4) deep fryers, 6-eye range oven under hood, install work tables w/ … |
| SIG-1814229 | Sign |