304 Friendship Aly
Sacramento 95811 · City of Sacramento · Coordinates: 38.59177, -121.48275
Executive Verdict · Public-Records Synthesis
Zoned C-4-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $651,000 ($553,000–$749,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$80,750 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Jun 17, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: reduced flood risk due to levee)
all of the lot of the parcel intersects Zone X: reduced flood risk due to levee. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: GD Site 200 (0.16 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)
- ! Year 1 Prop 13 tax reset (~$7,871/yr at $651,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$656/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Parcel & Assessor
- Lot size:
- 175,982 sq ft (4.04 ac)
- Assessor use:
- Church / Welfare · Private Social Service Agency · Exempt
- Tax rate area:
- 03083
- Addresses on lot:
- 1321 N C ST; 1351 N C ST; 302 FRIENDSHIP ALY
Zoning & Land Use
C-4-SPD — Heavy Commercial Zone (C)
2040 General Plan: Employment Mixed Use (FAR up to 4)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-4 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-4 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-4 (commercial), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Not in a State-mapped fire hazard severity zone
- FEMA National Flood Hazard Layer
- Zone X: reduced flood risk due to levee (all of the lot) · FIRM panel 06067C0180J, effective June 16, 2015
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $553,000 – $749,000 · Status: Off market
HUD Small Area FMR (ZIP 95811) · FY 2026
Studio $1,840 · 1BR $1,930 · 2BR $2,380 · 3BR $3,170 · 4BR $3,650
Nearby Activity (½ mile radius, since November 2024)
14 active or recent development projects (189 housing units across completed, permitted, and pipeline stages) and 169 total building permits recorded within ½ mile.
- New construction25 permits (170 units)
Developments Deserving Closer Investigation & Active Area Builders
- GD Site 200 (Fee estimate)0.16 mi SE
In "Fee estimate" for 4.4 yr (since Jun 3, 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 (100 housing units, $16,250,000 declared valuation across 4 permits).
- Grower's District Multi-Family Site 215 (Entitled)0.23 mi SE
In "Entitled" for 4.3 yr (since Jul 15, 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 (70 housing units, $10,346,547 declared valuation across 2 permits).
- River District Condon- Club House (In review)0.33 mi N
In "In review" for 16 mo (since Jul 29, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (6 housing units, $988,717 declared valuation across 4 permits). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
- 15 new homes at 216 13th St (Fee estimate)0.35 mi SW
In "Fee estimate" for 7.4 yr (since Jun 17, 2019), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (15 housing units, $1,180,014 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Rod Read And Sons (1 on parcel, 3 in ½ mi · New garage / accessory structure); Gw Demolition (1 on parcel, 2 in ½ mi · Demolition); Xl Construction (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Rt Gonzalez (1 on parcel, 1 in ½ mi · Sign); Black Pine Builders (48 in ½ mi · New single-family home).
Permit & Project History on This Parcel (7 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2609209 | Commercial tenant improvement | Finaled | Iss. Jun 17, 2026 | $15,000 | EPC - install steel storage racking. |
| COM-2320812 | Commercial tenant improvement | Finaled | Iss. Mar 22, 2024 | $15,500 | EPC - Convert existing restroom and laundry/utility area into an accessibility compliant restroom with roll in shower. … |
| COM-2323967 | Addition (adds square footage) | Finaled | Iss. Feb 8, 2024 | $14,042 | EPC - THE SCOPE OF WORK IS A REPLACEMENT AND EXTENSION OF THE WOOD-FRAMED CANOPY AT THE MUSTARD SEED SCHOOL, NO CHANGE T… |
| COM-2402296 | Plan revision / deferred submittal | Complete | App. Jan 31, 2024 |