6680 Valley Hi Dr
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.47342, -121.42669
Executive Verdict · Public-Records Synthesis
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $475,000 ($418,000–$532,000).
Upsides & Opportunities
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Oct 8, 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)
- ! Delayed or open permit activity on this parcel
Roof replacement (COM-2526305): Issued after 4 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: La Quinta Inn on Stockton Blvd (0.39 mi E, 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 (~$5,865/yr at $475,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$489/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:
- 24,050 sq ft (0.55 ac)
- Assessor use:
- Retail / Commercial · Nursery
- Tax rate area:
- 03117
- Addresses on lot:
- 6680 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: $418,000 – $532,000 · 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)0.39 mi E
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).
- Roof replacement (COM-2526305) (Expired Permit)On this parcel
Issued after 4 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
- Kaiser S. Sac Medical Center (Approved)0.44 mi SE
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)0.17 mi N
High-impact scale (10 housing units, 90 deed-restricted affordable, $150,000 declared valuation across 3 permits).
Entity-resolved builders & contractors in ½ mile: Kustom Us (2 on parcel, 2 in ½ mi · Roof replacement); Kaiser Foundation Health Plan (76 in ½ mi · Commercial tenant improvement); Swinerton Builders (10 in ½ mi · Commercial tenant improvement); Pacific Building (6 in ½ mi · New commercial / non-residential building); Asc Construction Services (6 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2622581 | Roof replacement | Issued | Iss. Oct 8, 2026 | $522,999 | Continuation of permit #COM-2526305 HDB# 25-017275. Fire damage repairs to commercial building. Replace roof structure… |
| COM-2526305 | Roof replacement | Expired Permit | Iss. Apr 3, 2026 | $522,999 | EPC - HDB# 25-017275. Fire damage repairs to commercial building. Replace roof structure, select wall framing, windows/… |