551 Sequoia Pacific Blvd
Sacramento 95811 · Southern Pacific / Richards · City of Sacramento · Coordinates: 38.59891, -121.49618
Executive Verdict · Public-Records Synthesis
Zoned C-1-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $864,000 ($734,000–$994,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$228,162 contributory est.)
Public building records show issued construction/renovation work on this parcel (9 total permits, latest Sep 10, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Southern Pacific / Richards
12 substantial renovation & housing permits over 24 months (41.2 per 1,000 parcels vs. 30.4 citywide baseline) (#82 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Southern Pacific / Richards)
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)
- ! Delayed or open permit activity on this parcel
Remodel / interior alteration (COM-2527133): Issued after 4 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: T9, Lot 10E (0.32 mi E, 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)
- ! Year 1 Prop 13 tax reset (~$10,300/yr at $864,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$858/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:
- 93,218 sq ft (2.14 ac)
- Assessor use:
- Industrial · Multi-tenant · Office / Warehouse
- Tax rate area:
- 03083
- Addresses on lot:
- 551 SEQUOIA PACIFIC BLVD; 555 SEQUOIA PACIFIC BLVD
Zoning & Land Use
C-1-SPD — Limited Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 4)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-1 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-1 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-1 (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 06067C0176J, 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: $734,000 – $994,000 · 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
Developments Deserving Closer Investigation & Active Area Builders
- T9, Lot 10E (In review)0.32 mi E
In "In review" for 4.2 yr (since Aug 24, 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 (36 housing units, $5,997,108 declared valuation across 20 permits).
- Hawthorn Apartments (Entitled)0.33 mi W
In "Entitled" for 5.8 yr (since Jan 15, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (281 housing units across 0 permits).
- T9 Hotel (Fee estimate)0.26 mi SE
In "Fee estimate" for 3.5 yr (since May 10, 2023), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($33,434,912 declared valuation across 1 permit).
- Remodel / interior alteration (COM-2527133) (Issued)On this parcel
Issued after 4 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Entity-resolved builders & contractors in ½ mile: Acco Engineered (1 on parcel, 1 in ½ mi · HVAC / heat pump); Commercial Air And Refrigeration (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Mason Building And Design (12 in ½ mi · New multifamily / condos / mixed-use); Gala Construction (10 in ½ mi · Commercial tenant improvement); Icon General Contractors (7 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (9 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2620057 | Plumbing / water heater / sewer | Issued | Iss. Sep 10, 2026 | $5,000 | Change-out installation of Gas - 030 gallon to Gas - Tankless, located inside building, screening not required. |
| COM-2527133 | Remodel / interior alteration | Issued | Iss. Apr 20, 2026 | $225,000 | CITY PROJECT - CITY FACILITIES INSPECTED. Installation of Emergency Backup Generator at Police Property, including diese… |
| COM-2512042 | HVAC / heat pump | Finaled | Iss. Aug 5, 2025 | $145,000 | EPC - Replace 15ton CRAC unit with like for like Liebert unit. Unit is on concrete pad. (grade level, fenced area) |
| COM-2402424 | Plan revision / deferred submittal | Complete | App. Feb 1, 2024 | $175,000 | EPC - CITY PROJECT- FACILITIES INSPECTED. Revision to COM-2201128. Installation of Emergency Backup Generator at Police … |