Sacramento 95823 · Valley Hi / North Laguna · APN 119-2180-002-0000 · 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 (3 total permits, latest Jan 5, 2026).
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: Accessory dwelling unit at 4456 San Sebastian Way (0.45 mi S, issued). 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: 2 homes completed, 3 permitted, 2 proposed or in review.
7 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.
391 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 9.4 yr (since Jul 7, 2017), with no new permit record in 8 yr. · 1 unit · $50,000 declared valuation
In "Entitled" for 5.3 yr (since Jul 29, 2021), with no new permit record in 5.3 yr. · 1 unit
Permit issued and active for 2.6 yr (first record Mar 27, 2024), with no completion or new permit record in 13 mo. · 1 unit · $9,331 declared valuation
Nearby commercial tenant improvement (4550 Mack Rd): First appeared in published agency feed
Record COM-2622891 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (4480 Lineras Way): First appeared in published agency feed
Record RES-2622116 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (4505 Lineras Way): First appeared in published agency feed
Record RES-2621544 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (4505 Armadale Way): First appeared in published agency feed
Record RES-2621545 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (7653 Franklin Blvd): First appeared in published agency feed
Record RES-2623431 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (7857 Deerglen Way): Status changed from Issued to Expired Permit
Record RES-2522238 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2521204 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (4515 Armadale Way): First appeared in published agency feed
Record RES-2621546 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (8 Veloz Ct): Status changed from Issued to Expired Permit
Record RES-2521304 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (4520 Montril Way): First appeared in published agency feed
Record RES-2621543 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (4700 Mack Rd 4): Status changed from Plan Check Wait to Plan Check Target
Record COM-2619551 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (4299 Autumn Sky Dr): First appeared in published agency feed
Record RES-2623618 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (4060 Black Tail Dr): First appeared in published agency feed
Record RES-2623000 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (7963 La Coruna Dr): First appeared in published agency feed
Record RES-2622002 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (4420 Mack Rd): First appeared in published agency feed
Record COM-2622316 · 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 →Active in "Issued" for 2.6 yr (first record Mar 27, 2024) with no new permit activity recorded in 13 mo. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
In "Entitled" for 5.3 yr (since Jul 29, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Fee estimate" for 9.4 yr (since Jul 7, 2017), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "In review" for 4 mo (since Jul 13, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
High-impact scale ($1,024,277 declared valuation across 11 permits).
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 |
|---|---|---|---|---|
| Western Summit Electrical | Remodel / interior alteration | 1 on parcel1 in ½ mi | $20,000 | 0 vs 0 prior |
| Sign Of Light | Sign | 1 on parcel1 in ½ mi | $8,800 | 0 vs 0 prior |
| Adt Commercial | Commercial tenant improvement | 1 on parcel1 in ½ mi | $1,090 | 0 |
| 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 ↗
EOTC - New Sub-Panel and switchgear
Replace existing 400A switchgear that has been damaged and vandalized with new 400A switchgear, like for like. Pull new 3/0 wire from SMUD transformer to existing switchgear location. Install new 400A breaker for existing sub-panel.
4550 Mack Road sign permit
EPC - Sign Permit: install one (1) illuminated wall sign, install three (3) non-illuminated wall signs, install three (3) non-illuminated directional signs, install one (1) set door vinyl
Dollar Tree Fire Alarm Upgrade
EPC - INSTALL OF STARLINK SLE-LTEV-FIRE CELLULAR SOLE PATH COMMUNICATOR, TO AN EXISTING APPROVED FIRE ALARM SYSTEM LOCATED IN AN EXISTING COMMERCIAL RETAIL SPACE
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
0.99 acres
Assessor's classification for assessment purposes. This is not zoning.
4500 MACK RD
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 119-2180-002-0000. 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.
| Woodside 05n Recent nearby: 7838 Brizio Walk (Sep 15, 2017) | New single-family home | 52 in ½ mi | $10,162,532 | 0 vs 0 prior |
| East Coast Builders Recent nearby: 7810 Summersdale Dr (Jan 13, 2023) | Commercial tenant improvement | 14 in ½ mi | $739,464 | 0 vs 27 prior−100% |
| Pacific Builders Recent nearby: 4300 Blackford Way (Jun 25, 2019) | Addition (adds square footage) | 6 in ½ mi | $107,616 | 12 vs 26 prior−54% |
| Eagle International Recent nearby: 4299 Autumn Sky Dr (Oct 21, 2026) | Remodel / interior alteration | 4 in ½ mi | $12,500 | 42 vs 19 prior+121% |
| Paden And Bletscher Construction Recent nearby: 4551 Mack Rd (Nov 16, 2017) | Commercial tenant improvement | 3 in ½ mi | $3,050,000 | 0 vs 0 prior |
| Bg Builder Recent nearby: 4562 Mack Rd (Sep 22, 2025) | Commercial tenant improvement | 3 in ½ mi | $460,000 | 2 vs 0 prior |
| Rose Remodeling Recent nearby: 7836 Deerglen Way (Feb 6, 2026) | Remodel / interior alteration | 3 in ½ mi | $142,689 | 86 vs 76 prior+13% |
| 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) |
| SignOn this parcel | 1,075 | 9d | 19d | 42d | 76d | 19d(vs 20d 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.