Sacramento 95823 · Valley Hi / North Laguna · APN 117-1550-003-0000 · City of Sacramento
Zoned SC-PUD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $427,000 ($376,000–$478,000).
On-parcel permit history is indexed through Oct 20, 2025, 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 (0.33 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.
$427,000
Benchmark range: $376,000 – $478,000
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
Since November 2024 within ½ mile: 6 permitted, 7 proposed or in review.
13 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.
130 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 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 "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 "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
In "In review" for 10 mo (since Jan 12, 2026), with no new permit record in 10 mo. · 1 unit · $266,144 declared valuation
Nearby hvac / heat pump (8057 Arroyo Vista Dr): First appeared in published agency feed
Record RES-2621623 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
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
Nearby plumbing / water heater / sewer (8118 Gandy Dancer Way): Status changed from Issued to Expired Permit
Record RES-2521873 · 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 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
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 "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 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 |
|---|---|---|---|---|
| Nab Developments | Commercial tenant improvement | 1 on parcel2 in ½ mi | $59,518 | 0 vs 0 prior |
| Sign Of Light Merged: SIGN OF LIGHT · SIGN OF LIGHT INC | Sign | 2 on parcel2 in ½ mi | $7,500 | 0 vs 0 prior |
| Kimmel Construction | Commercial tenant improvement | 1 on parcel1 in ½ mi | $433,000 |
| 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 ($4,250/yr) + local voter-approved bond debt ($595/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.
−$14,720/yr
Cash needed: $93,500
NOI: $11,069/yr
P&I: $2,149/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 | −$1,454/mo | -18.7% | $3,846/mo | −$1,424/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$1,227/mo | -15.7% | $3,560/mo | −$1,085/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 | −$1,096/mo | -14.1% | $3,477/mo | −$827/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 ↗
SIGN
Install two channel letter set.
FIRE EQ
EPC - INSTALL KITCHEN HOOD SUPPRESSION SYSTEM.
sUITE #110
EPC - REPLACING 1 HVAC RTU LIKE FOR LIKE
remodel
EPC - REMODEL EXISTING SPACE FROM RETAIL TO RESTAURANT TO INCLUDE MECHANICAL, ELECTRICAL, PLUMBING, PARTITIONS
RE
REMODEL EXISTING SPACE FROM RETAIL TO RESARAUNT TO INCLUDE MECHANICAL, ELECTRICAL, PLUMBING, PARTITIONS
SUITE 150-ANSUL MODIFICATION ONLY
EPC - SUITE 150-Modify existing Ansul Hood/Duct fire system for new equipment lineup
Install 2 Sets Wall Signs - 8251 Bruceville Ste 150
Install 2 sets of front lit channel letters, individual mount @ 33.5 sf each "MOOYAH Burgers Fries Shakes".
ROOF OVERLAY
Install TPO over existing single-layer of BUR. In-progress inspection required. 121-SQ COOL ROOF compliance verification and CF1R form required at final inspection.
THE CONSUMNES GOLDEN 1 - REMODEL
EPC - Remodel existing tenant space from salon to new credit union. - Interior demolition, new partitions, electrical/lighting, millwork, & restrooms.
GOLDEN 1 - INSTALL (3) SIGNS - STE # 100
Fabricate and install (3) sets of 24" high internally fabricated alum pan with 1/2 push thru acrylic lettering "Golden 1" with 7 1/2 x 3" illum. pan channel letters to read "Credit Union" with 3M Dual color vinyl overlay. SEE REVISION COM-2019645-Relocated the sign from the west elevation to the south elevation.
8251 Bruceville Rd #140 - New Hood
Suite #140 - Installation of new Hood Fire Suppression System.
Ansul System (SUITE 140)
SUITE 140 - install Ansul hood & duct system
revision to com-1906963
EXPEDITED - revision to com-1906963: Changed location of grease trap.
FALAFEL CORNER - REMODEL
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
2.37 acres
Assessor's classification for assessment purposes. This is not zoning.
8241 BRUCEVILLE RD STE 100 STE 100; 8251 BRUCEVILLE RD; 8251 BRUCEVILLE RD STE 100 STE 100
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 117-1550-003-0000. 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.
| 1 vs 0 prior |
| Foresite Construction | Commercial tenant improvement | 1 on parcel1 in ½ mi | $70,000 | 5 vs 4 prior |
| Tbt Roofing | Roof replacement | 1 on parcel1 in ½ mi | $56,207 | 0 vs 0 prior |
| Coolsys Light Commercial Solutions | HVAC / heat pump | 1 on parcel1 in ½ mi | $7,700 | 0 vs 0 prior |
| Pacific Neon | Sign | 1 on parcel1 in ½ mi | $7,600 | 0 vs 0 prior |
| Matthews Signs | Sign | 1 on parcel1 in ½ mi | $5,803 | 0 vs 0 prior |
| Dynamite Sign Group | Sign | 1 on parcel1 in ½ mi | $4,040 | 0 vs 0 prior |
| Engineered Monitoring | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $2,500 | 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) |
| Roof replacementOn this parcel | 19,072 | 0d | 0d | 0d | 2d | 0d |
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.
EPC Submittal - Remodel and Change of Use of Commercial Building - tenant improvement of existing retail space to restaurant. addition of non load bearing walls, type 1 hood, lighting, power and plumbing for restaurant equipment (SEE COM-1914902: Change location of grease trap)
EPC Submittal - Remodel and Change of Use of Commercial Building - tenant improvement of existing retail space to restaurant. addition of non load bearing walls, type 1 hood, lighting, power and plumbing for restaurant equipment
Panda Express Signs
Installation of 2 LED Wall sign Planning Required removal of Window LED Sign 7/20/18 (PM) Revalued to $3000
hoa viet vietnames noodle and grill restaurant remodel
EPC Submittal - Remodel of Commercial Building - remodel existing 2780 sq ft restaurant space in suite 120 into adjacent suite 125, Convert portion of existing dining area into storage room. to include modifying interior layout, electrical and finishes
EPC Submittal - Remodel of Commercial Building - .Expand existing restaurant in suite 120 into adjacent suite 125 .Convert portion of existing dining area into storage
Pacific Castle Properties, SMUD Safety Inspection
SMUD Safety Inspection
SMUD SAFETY
SMUD Safety Inspection. One time inspection only. Additional inspections will cost $76.00 (Residential) or $152 (Commercial) each. If there is no access to the site or areas required by an inspector this is still an inspection. Permit fees are non-transferable.
EPC- Remodel of Commercial Building - THIS PROJECT IS A REMODEL OF AN EXISTING RUBIO'S FRESH MEXICAN GRILL RESTAURANT WHICH WILL BE UPDATED THERE WILL BE MODIFICATIONS TO THE DINING ROOM AREA WITH SOME NEW FLOOR TILE, AND NEW CEILING ELEMENTS THAT WILL BE HANGING FROM THE EXISTING STRUCTURE. THERE WILL BE NEW LIGHTING. WALL TILE AND FIXTURES IN THE RESTROOMS WILL BE REPLACED.
SUITE 150..RUBIOS SIGN
SUITE 150. INSTALL ILLUMINATED ATTACHED CHANNEL LETTER AND LOGO FOR RUBIOS SIGN
EPC Submittal - Remodel of Commercial Building - THIS PROJECT IS A REMODEL OF AN EXISTING RUBIO'S FRESH MEXICAN GRILL RESTAURANT WHICH WILL BE UPDATED AS PART OF THE RUBIO'S COASTAL GRILL REIMAGE PROGRAM. THERE WILL BE MODIFICATIONS TO THE DINING ROOM AREA WITH SOME NEW FLOOR TILE, NEW FURNITURE AND NEW CEILING ELEMENTS THAT WILL BE HANGING FROM THE EXISTING STRUCTURE. THERE WILL BE NEW LIGHTING AND NEW FINISHES ON THE WALLS. WALL TILE AND FIXTURES IN THE RESTROOMS WILL BE REPLACED. THERE WILL BE NO WORK DONE IN THE KITCHEN. THE FIRE SUPPRESSION SYSTEM WILL NOT BE ALTERED. FIRE SPRINKLERS WILL NOT HAVE TO BE MODIFIED. HVAC SYSTEMS ARE NOT ALTERED. SIGNAGE UNDER SEPARATE PERMIT.