Sacramento 95823 · Valley Hi / North Laguna · APN 117-1460-002-0000 · City of Sacramento
Zoned C-2-PUD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $476,000 ($419,000–$533,000).
On-parcel permit history is indexed through Mar 22, 2022, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
Closest lead: Bruceville Apartment Complex (0.21 mi S, in review). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$476,000
Benchmark range: $419,000 – $533,000
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$490/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Since November 2024 within ½ mile: 6 permitted, 61 proposed or in review.
14 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
110 permits within ½ mile since November 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
No ADU or new-home permits recorded within ¼ mile in this window.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with City of Sacramento's planning department before relying on it.
Sources: City of Sacramento CDD, Zoning (retrieved Nov 11, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of C-2 as commercial, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
In "Entitled" for 5 yr (since Nov 12, 2021), with no new permit record in 5 yr. · 1 unit
Permit issued and active for 7.2 yr (first record Sep 4, 2019), with no completion or new permit record in 4.4 yr. · 1 unit · $55,676 declared valuation
In "In review" for 3.9 yr (since Dec 8, 2022), with no new permit record in 3.9 yr. · 24 units · $3,654,387 declared valuation
In "Entitled" for 17 mo (since Jun 24, 2025), with no new permit record in 17 mo. · 54 units
In "In review" for 10 mo (since Jan 12, 2026), with no new permit record in 10 mo. · 1 unit · $266,144 declared valuation
In "In review" for 10 mo (since Jan 12, 2026), with no new permit record in 10 mo. · 1 unit · $304,381 declared valuation
Nearby sign (8191 Timberlake Way 100): First appeared in published agency feed
Record SIG-2622263 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2525036 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2600572 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (8190 Arroyo Vista Dr): Status changed from Plan Check Target to Plan Check Wait
Record COM-2620624 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (16 Graywood Ct): First appeared in published agency feed
Record RES-2623806 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (8 Bonaventure Ct): Status changed from Issued to Finaled
Record RES-2620825 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2600575 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (6821 Narrowgauge Way): First appeared in published agency feed
Record RES-2622354 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (7217 Alpine Frost Dr): Status changed from Issued to Expired Permit
Record RES-2521776 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (8327 Arroyo Vista Dr): Status changed from Issued to Expired Permit
Record RES-2522036 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (6841 Iron Horse Way): Status changed from Issued to Finaled
Record RES-2604635 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (8258 Arroyo Vista Dr): First appeared in published agency feed
Record RES-2621771 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (7301 W Stockton Blvd): First appeared in published agency feed
Record COM-2623410 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2600578 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2600574 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full City of Sacramento development graph →In "In review" for 3.9 yr (since Dec 8, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (24 housing units, $3,654,387 declared valuation across 13 permits).
In "In review" for 10 mo (since Jan 12, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Processing" in snapshot Nov 1, 2026.
In "In review" for 10 mo (since Jan 12, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Processing" in snapshot Nov 1, 2026.
In "In review" for 10 mo (since Jan 12, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Processing" in snapshot Nov 1, 2026.
In "In review" for 10 mo (since Jan 12, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Processing" in snapshot Nov 1, 2026.
In "In review" for 10 mo (since Jan 12, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Processing" in snapshot Nov 1, 2026.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 11,290 parcels
+2.3% YoY
City baseline: 30.4 / 1k
176 in trailing 24m
Includes 11 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Alpha Green Energy | Commercial tenant improvement | 2 on parcel2 in ½ mi | $59,000 | 4 vs 2 prior |
| Sentinel Fire Equipment | Fire alarm / sprinkler | 2 on parcel2 in ½ mi | $1,700 | 0 vs 4 prior |
| Dream Builder Construction + Development | Commercial tenant improvement | 1 on parcel1 in ½ mi | $150,000 |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 3,657 | 28d | 45d | 85d | 184d | 41d(vs 51d prior) |
| New duplex / half-plex | 115 | 82d | 184d | 416d | 575d | 144d(vs 361d prior) |
| New multifamily / condos / mixed-use | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
| Accessory dwelling unit (new or conversion) |
HUD Small Area Fair Market Rent · ZIP 95823
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($4,750/yr) + local voter-approved bond debt ($665/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$18,324/yr
Cash needed: $104,500
NOI: $10,499/yr
P&I: $2,402/mo
For $0/mo net cash flow
At $1,975/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $1,817/mo | −$1,754/mo | -20.1% | $4,265/mo | −$1,728/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$1,527/mo | -17.5% | $3,948/mo | −$1,389/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,094/mo | −$1,396/mo | -16.0% | $3,856/mo | −$1,131/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties. In City of Sacramento: Sacramento Tenant Protection Program (City Code Ch. 5.156) — 5% + CPI (8.6% cap effective July 1, 2026) for covered pre-1995 multifamily units. Official program rules ↗
REVISION TO COM-2101724
EPC - REVISION TO COM-2101724 :Detail revision FOR NEW OPENING REVISED to match changes made on field as per the Inspector's request.
REVISION TO COM-2119692
EPC - REVISION TO COM-2119692: Delta #2: Adding roll-up door at back of store.
CHICK-N-GUYS (#100) Fire Suppression System
EPC - CHICK-N-GUYS- Fire Suppression System(Suite # 100): Adjustments to existing hood and duct fire system to provide coverage for new appliances. ***PERMIT REQUIRED FOR NEW APPLIANCES***
dunn edwards remodel
EPC - Remove 2 non load bearing walls TO MERGE 3 SUITES . Add 1 8ft. high wall with 7 dedicated 110 circuits, keep existing bathrooms and offices , add 1 roll up door , new lighting, relocate 1 toilet in 1 bathroom. SEE REVISION COM-2119696: Delta #2: Adding roll-up door at back of store. ***SEE REVISION TO COM-2206142 :Detail revision FOR NEW OPENING REVISED to match changes made on field as per the Inspector's request.
Install 1 Sign - 7411 W Stockton Blvd. #110
Install 1 illuminated channel letters sign.
7411 West Stockton Blvd SIGN (Dunn - Edwards PAINTS)
Install one (1) channel letter sign.
Suite 150: REVISION TO COM-2001263
EXPEDITED - Suite 150: REVISION TO COM-2001263 - EQUIPMENT & NOZZLE CHANGE
Suite 150: ANSUL System Hook-up & Complete
Suite 150: ANSUL UL-300 System Hook-up & Complete REVISION: COM-2001681 - EQUIP. & NOZZLE CHANGE
Crab N Spice Signage (SUITE 150)
SUITE 150 - Install (2) attached / illuminated channel letter signs
CRAB N SPICE remodel
EXPEDITED 10,5,5- remodel existing 2443 sq ft retail space to new restaurant remodel to new partitions, electrical, mechanical, plumbing, new bathroom, fire protections and finishes.
7411 W Stockton Blvd #100A - Ansul System
Install Ansul Fire Protection System
Med Grill Remodel & Hood
EXPEDITED - Installation of new 12' Hood, new grease trap and alteration of counter space as noted on plans.
CHILLBOX SIGN SUITE 100
1 ATTACHED ILLUMINATED SIGN CHILLBOX SUITE 100
SUITE 100-TI-CHILDBOX
EXPEDITED 10,5,5- SUITE 100-1ST TIME TI FOR CHILDBOX YOGURT.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026 · Applied and issued dates come from the city's Applied and Issued permit datasets. The city publishes current status without a date, so status changes are dated by the window between our snapshots.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From City of Sacramento's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: City of Sacramento CDD, Zoning · Geography: zoning district polygon at parcel point · Source updated Nov 11, 2026 · Retrieved Nov 11, 2026
0.82 acres
Assessor's classification for assessment purposes. This is not zoning.
7411 W STOCKTON BLVD; 7411 W STOCKTON BLVD STE 100 STE 100; 7411 W STOCKTON BLVD STE 110 STE 110
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 8, 2026 · Retrieved Nov 8, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 117-1460-002-0000. Shows direct levies and special assessments.
Search the city's permit system by address or record number
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| 3 vs 5 prior |
| De Adams Construction | Commercial tenant improvement | 1 on parcel1 in ½ mi | $128,000 | 0 vs 0 prior |
| All Food Service Installations | Commercial tenant improvement | 1 on parcel1 in ½ mi | $45,000 | 0 vs 0 prior |
| Premier Sign | Sign | 1 on parcel1 in ½ mi | $8,000 | 0 vs 0 prior |
| Cfs Fire Protection | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $3,600 | 0 vs 0 prior |
| Cal Signs | Sign | 1 on parcel1 in ½ mi | $3,012 | 0 vs 0 prior |
| Allied Signs | Sign | 1 on parcel1 in ½ mi | $2,500 | 0 vs 0 prior |
| Ainor Signs | Sign | 1 on parcel1 in ½ mi | $2,000 | 2 vs 0 prior |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage) | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Fire alarm / sprinklerOn this parcel | 2,312 | 8d | 14d | 29d | 71d | 13d(vs 15d prior) |
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.
SUITE 110-TI-CHILDBOX
SUITE 110-1ST TIME TI FOR CHILDBOX YOGURT.
SIGN PERMIT-JACKSON HEWITT TAX SERVICE
Install (2) Attached / Illuminated 27" X 12'-6" (29.69 SF ea) 1-Front Set, 1-Back Set Signs, individually flush mounted channel letters to the building.