Sacramento 95823 · Valley Hi / North Laguna · APN 117-1550-001-0000 · City of Sacramento
Zoned SC-PUD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $487,000 ($429,000–$545,000).
Public building records show issued construction/renovation work on this parcel (19 total permits, latest Nov 12, 2025).
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: (College Square) (0.35 mi SE, 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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$487,000
Benchmark range: $429,000 – $545,000
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$500/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.
99 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 SC 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.
Permit issued and active for 8.6 yr (first record Apr 24, 2018), with no completion or new permit record in 8.4 yr. · 1 unit · $224,352 declared valuation
Permit issued and active for 8.6 yr (first record Apr 25, 2018), with no completion or new permit record in 8.4 yr. · 1 unit · $340,118 declared valuation
Permit issued and active for 8.6 yr (first record Apr 25, 2018), with no completion or new permit record in 8.4 yr. · 1 unit · $335,288 declared valuation
In "Fee estimate" for 8.2 yr (since Aug 15, 2018), with no new permit record in 8.2 yr. · 96 units · $18,000,000 declared valuation
In "Entitled" for 5 yr (since Nov 12, 2021), with no new permit record in 5 yr. · 1 unit
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
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 sign (7501 Hospital Dr): First appeared in published agency feed
Record SIG-2621993 · 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 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 (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
Nearby plumbing / water heater / sewer (8149 Arroyo Vista Dr): Status changed from Issued to Expired Permit
Record RES-2522126 · 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 "Fee estimate" for 8.2 yr (since Aug 15, 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 (96 housing units, $18,000,000 declared valuation across 1 permit).
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.
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 |
|---|---|---|---|---|
| Conlon Construction | Commercial tenant improvement | 3 on parcel3 in ½ mi | $838,000 | 0 vs 0 prior |
| Groom Construction | Commercial tenant improvement | 2 on parcel2 in ½ mi | $315,000 | 0 vs 0 prior |
| Nulife Power Electric Services | Solar / battery storage | 1 on parcel1 in ½ mi | $247,039 |
| 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 ($4,850/yr) + local voter-approved bond debt ($679/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.
−$19,044/yr
Cash needed: $106,700
NOI: $10,385/yr
P&I: $2,452/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 | −$1,814/mo | -20.4% | $4,349/mo | −$1,789/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$1,587/mo | -17.8% | $4,025/mo | −$1,450/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 | −$1,456/mo | -16.4% | $3,932/mo | −$1,192/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 ↗
addition of 112 roof mounted solar thermal panels
EPC - Permit application for addition of 112 roof mounted solar thermal panels, associated ballasted racking, pump, controls and integration into existing building HVAC system
E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 1365 squares of PVC Single Ply. CRRC: 06740001a
HVAC C/O
EPC - rooftop hvac replacment
remove/reinstall solar
368.9kw Solar PV System. Remove and reinstall 1,190 solar PV modules so the roofer can access the roof's membrane for replacement/maintenance. There will be no upgrades, changes or modifications to the original plan set approved COM-1510133.
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 150 squares of PVC Single Ply. CRRC: 0674-0001
target remodel
EPC - OVERALL SCOPE IS TO DO AN INTERIOR REMODEL OF THE EXISTING TARGET BUILDING, TO INSTALL FREEZER REFRIGERATION TO CUSTOMER SVC AREA. ELECTRICAL SCOPE INCLUDES 9 NEW CIRCUITS AND 1 NEW POWERPOLE, MECHANICAL SCOPE INCLUDES REMOVAL AND ADDITION OF NEW GRDs. THE TOTAL AFFECTED AREA OF WORK IS 630 SQUARE FEET.
TARGET - INTERIOR REMODEL ( STORE #1527)
EPC - TARGET (STORE #1527) - INTERIOR REMODEL- Minor reconfiguration to Target retail sales floor AND REPLACEMENT OF FINISHES; New hanging feature, lighting and flooring ONLY
Parking lot remodel
EXPEDITED - Restriping of 6 existing parking stall and installation if 1 directional sign
Electrical LED Lights
C/O all parking lot light poll fixtures with new LED retrofit. C/O roof chase kit installation - antenna & photocell & barker box.
fire plans revision
EPC Submittal - revision to com-1804736-- - FIRE SPRINKLER TENANT IMPROVEMENT as built plans
EPC Submittal - Remodel of Commercial Building - FIRE SPRINKLER TENANT IMPROVEMENT
Target Store - Interior Remodel (DEMOLITION)
EXPEDITED - interior demolition - removal of interior partition walls, lighting, refrigeration piping, roof top HVAC and some interior electrical circuitry. all life-safety systems to remain
Target Store - Interior Remodel
EXPEDITED - 15-10-10-5 - Target Store - Interior Remodel to existing Target Store. Updates to store fixtures, lighting, plumbing fixtures, partitions, HVAC upgrades, baler replacement, and electrical work ( revision COM-1823784 fire as built plans CRF 12-14-2018)
Interior Demo
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
12.38 acres
Assessor's classification for assessment purposes. This is not zoning.
8101 COSUMNES RIVER BLVD
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 117-1550-001-0000. 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.
| Air Tech Heating And Air Conditioning | Solar / battery storage | 1 on parcel1 in ½ mi | $124,462 | 0 vs 0 prior |
| Deacon Construction | Commercial tenant improvement | 1 on parcel1 in ½ mi | $75,000 | 12 vs 11 prior+9% |
| City Signs | Remodel / interior alteration | 1 on parcel1 in ½ mi | $16,275 | 0 vs 0 prior |
| Premier Sign | Sign | 1 on parcel1 in ½ mi | $15,000 | 0 vs 0 prior |
| Lennox National Account Services | Remodel / interior alteration | 1 on parcel1 in ½ mi | $9,166 | 0 vs 0 prior |
| Energy Star Lighting And Electric | Roof replacement | 1 on parcel1 in ½ mi | $5,000 | 0 vs 1 prior |
| Clear Drain | Remodel / interior alteration | 1 on parcel1 in ½ mi | $4,000 | 0 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 alterationOn this parcel | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Solar / battery storageOn this parcel | 3,950 | 0d | 3d | 8d | 27d | 2d |
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.
interior demolition - removal of interior partition walls, lighting, refrigeration piping, roof top HVAC and some interior electrical circuitry. all life-safety systems to remain
TARGET SIGNS
adding 1 target logo, remove and replace 1 target logo, add ORDER PICK UP, 2 detached signs are reface only-sign permit not required
TARGET CORPORATION, REPLACE GREASE TRAPS
EXPEDITED - REPLACE EXISTING GREASE TRAPS, LIKE FOR LIKE.
TARGET STORE / CVS PHARMACY SIGN PERMIT
Replace existing pharmacy sign with new installation of (1) illuminated letter set and logo for CVS.
CVS Pharmacy
EXPEDITED - Minor electrical upgrades per approved plans adding 4 outlets and one power pole.
TARGET INTERIOR REMODEL
INTERIOR REMODEL TO INCLUDE (4) NEW SELF CHECK OUT STATIONS, UPDATES AT ELECTRONICS DEPT TO INCLUDE FIXTURE UPDATES, UPDATED WALL GRAPHICS, FLOOR FINISH, ACCESSABILITY UPGRADES.