Sacramento 95823 · Valley Hi / North Laguna · APN 117-1550-004-0000 · City of Sacramento
Zoned SC-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 Jan 7, 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)
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)
Electrical / panel (COM-2322465): Issued after 3 mo — slower than 90% of electrical / panel permits in City of Sacramento (median 0d, 90th pct 5d, n=11,023).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
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
Closest lead: Bruceville Apartment Complex (0.37 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)
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
116 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.
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
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
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 roof replacement (6900 Cherrywood Cir): First appeared in published agency feed
Record RES-2623199 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (63 Abbeywood Cir): Status changed from Issued to Finaled
Record RES-2618535 · 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
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 hvac / heat pump (20 Aruba Cir): Status changed from Issued to Finaled
Record RES-2603836 · 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).
Issued after 3 mo — slower than 90% of electrical / panel permits in City of Sacramento (median 0d, 90th pct 5d, n=11,023).
Issued after 2 mo (5.4× the 14d median) — slower than 90% of fire alarm / sprinkler permits in City of Sacramento (median 14d, 90th pct 71d, n=2,312).
Issued after 7 mo (3.6× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Pending in review for 7.8 yr (69.7× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
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 |
|---|---|---|---|---|
| Pc Construction Merged: PC CONSTRUCTION · PC CONSTRUCTION LLC | Commercial tenant improvement | 3 on parcel3 in ½ mi | $800,000 | 0 vs 3 prior |
| Dainamic Builders | Commercial tenant improvement | 3 on parcel3 in ½ mi | $305,000 | 0 vs 1 prior |
| Tbt Roofing | Roof replacement | 2 on parcel2 in ½ mi | $122,956 |
| 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 ↗
SIGN
EPC - Install two set of pan channel letter non illuminated
REMODEL - HAIR SALON
EPC - TENANT IMPROVEMENT FROM FLAVOR CITY SPACE TO ST HAIR SALON SPACE.
REVISION TO COM-2316751
EPC - AS-BUILT PLAN E1.0, UPDATE INSTALLED EQUIPMENT, ELECTRICAL PANEL, AND LOAD CALC.
8211 BRUCEVILLE ROAD STE B103
2 SET OF THE EXTERIOR SIGNS FOR POKE HOUSE, FACE LIT CHANNEL LETTERS.
Install 200 AMP
EPC - INSTALL ELEC METER, NEW TAP, FEEDERS, AND 200 AMP METER
8211 BRUCEVILLE RD #140 - HOOD FIRE SUPPRESSION SYSTEM
EPC - Installation of new hood and duct fire suppression system
restaurant remodel poke house
EPC - Remodel the existing 1313 sq ft Poke restaurant. 1. Re-build Accessible Counter. 2. Install new equipment. 3. Plumbing & Electrical work for new equipment. 4. Interior Painting and Tile Work. 5. fire protection 6. finishes REVISION COM-2404743:AS-BUILT PLAN E1.0, UPDATE INSTALLED EQUIPMENT, ELECTRICAL PANEL, AND LOAD CALC.
Hook and Reel
CHANGE OF PERMIT HOLDER FROM COM-2214001. PERMIT TO COMPLETE EXPIRED COM-1923665 EPC - EXPEDITED (15,10,10)- First time T.I. 3735sf for restaurant. T.I. to include kitchen, dining, accessible bathrooms, electrical, plumbing, mechanical, fire protection and finishes. Grease trap on the outside. Combining units 140 and 145. Original shell building constructed under permit 0603506. SEE REVISION COM-2216044: Changing Fire Design Professional. SEE REVISION COM-2227892: Turn vestibule to privet dinning room- change storage tank water heaters to tankless- change locations of exit doors- eliminate cove lightings in restrooms- eliminate employee restrooms to storage room ADDITIONAL SCOPE UNDER COM-2322465: EPC - INSTALL ELEC METER, NEW TAP, FEEDERS, AND 200 AMP METER
Revision to COM-2300328
EPC - Revision to COM-2300328 - Convert vestibule into private dining room- change storage tank water heaters to tankless- change locations of exit doors- eliminate cove lightings in restrooms- Convert employee restrooms into storage room.
REVISION TO COM-2214001
EPC - REVISION TO COM-2214001: Changing Fire Design Professional.
PERMIT TO COMPLETE EXPIRED COM-1923665 -1st Time T.I. Unit 140
PERMIT TO COMPLETE EXPIRED COM-1923665 EPC - EXPEDITED (15,10,10)- First time T.I. 3735sf for restaurant. T.I. to include kitchen, dining, accessible bathrooms, electrical, plumbing, mechanical, fire protection and finishes. Grease trap on the outside. Combining units 140 and 145. Original shell building constructed under permit 0603506. SEE REVISION COM-2216044: Changing Fire Design Professional. SEE REVISION COM-2227892: Turn vestibule to privet dinning room- change storage tank water heaters to tankless- change locations of exit doors- eliminate cove lightings in restrooms- eliminate employee restrooms to storage room
PACIFIC DENTAL - OFFICE EXPANSION
EPC - Expanding the existing dental office in suite 155 into the adjacent suite 150, the dental office will retain suite number 155 and suite number 150 will be removed. The previous tenant in suite 150 was a Salon. Non-structural partitions, lighting, outlets, switches, sinks, 2 new restrooms, and mechanical distribution.
ROOF OVERLAY
Install TPO over existing single-layer of BUR. In-progress inspection required. 58-SQ COOL ROOF compliance verification and CF1R form required at final inspection.
ROOF OVERLAY
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
2.13 acres
Assessor's classification for assessment purposes. This is not zoning.
8211 BRUCEVILLE RD; 8211 BRUCEVILLE RD STE 100 STE 100; 8211 BRUCEVILLE RD STE 103 STE 103
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 117-1550-004-0000. 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.
| 0 vs 0 prior |
| Nab Developments | Commercial tenant improvement | 2 on parcel2 in ½ mi | $59,518 | 0 vs 0 prior |
| Pacific Signs | Sign | 2 on parcel2 in ½ mi | $10,000 | 0 vs 0 prior |
| Sutter West Builders | Electrical / panel | 2 on parcel2 in ½ mi | — | 0 vs 0 prior |
| Zaap Communications | Commercial tenant improvement | 1 on parcel1 in ½ mi | $200,000 | 0 vs 0 prior |
| New Greatwall Builder | Commercial tenant improvement | 1 on parcel1 in ½ mi | $120,000 | 0 vs 0 prior |
| Donald B Webb | Commercial tenant improvement | 1 on parcel1 in ½ mi | $83,265 | 1 vs 0 prior |
| Qk Construction | Commercial tenant improvement | 1 on parcel1 in ½ mi | $65,000 | 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 alteration | 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.
Install TPO over existing single-layer of BUR. In-progress inspection required. 215-SQ COOL ROOF compliance verification and CF1R form required at final inspection.
ANSUL
EPC - Kitchen Hood and Duct Suppression System
1st Time T.I. Unit 140
EPC - EXPEDITED (15,10,10)- First time T.I. 3735sf for restaurant. T.I. to include kitchen, dining, accessible bathrooms, electrical, plumbing, mechanical, fire protection and finishes. Grease trap on the outside. Combining units 140 and 145. Original shell building constructed under permit 0603506.
MOUNTAIN MIKE PIZZA SIGN Permit to complete work from expired sign
Permit to complete work from expired sign SIG-1904034. Install (2) attached illuminated signs.
8211 Bruceville - Ansul System
Install new Ansul Fire Suppression System
8211 Bruceville Rd #130 - Remodel
EXPEDITED - Construct new interior walls, non load-bearing. Modify lighting, outlets, HVAC and plumbing for new wall config. Demo existing improvements in tenant space including removal of non load-bearing wall, ducts and flooring.
MOUNTAIN MIKES ( SUITE 135)
SUITE 135 EXPEDITED - EPC Submittal-First Time TI-Full and partial interior walls, suspended ceiling system, metal ceiling framing, electrical and complete plumbing system, HVAC ducting, install type 1 exhaust hood, construct restrooms with fixtures and partitions, new finishes, counters, cabinetry, millwork, restaurant equipment, seating, fire alarm and sprinklers
MOUNTAIN MIKE PIZZA SIGN
Install (2) attached illuminated signs
EPC Submittal - Remodel and Change of Use of Commercial Building - Interior Tenant Improvement (Restaurant) in Existing Building Shell.
FEE ESTIMATE / RESTAURANT / STE B135
FEE ESTIMATE / RESTAURANT / STE B135 / 1ST TIME TI / 3732SF
Pacific Coast Property, SMUD Safety Inspection
SMUD Safety Inspection. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
Sprint Store
EXPEDITED - Interior remodel to create new sprint store within existing retail space.
restaurant remodel
EXPEDITED 10-5-5 - new tenant improvement remodel retail to pokee restaurant, new electrical, mechanical, plumbing and building as required.
SILAI CRAFTERS SIGN PERMIT
SILAI CRAFTERS SIGN PERMIT: Install 2 Illuminated / attached wall signs
PG& E Safety - Suite # 125
PG&E Safety Inspection - Suite # 125 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.
SMUD SAFETY
SMUD Safety Inspection ( Suite 105). 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.