Parcel Context · Public-Records Property BriefAPN 007-0353-006-0000

1603 Alhambra Blvd

Sacramento 95816 · East Sacramento · City of Sacramento · Coordinates: 38.56520, -121.46762

Executive Verdict · Public-Records Synthesis

Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $939,000 ($826,000–$1,052,000).

Upsides & Opportunities

✓ Documented permitted upgrades (+$117,258 contributory est.)
Public building records show issued construction/renovation work on this parcel (48 total permits, latest Oct 27, 2023).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
✓ Above-average reinvestment in East Sacramento
522 substantial renovation & housing permits over 24 months (62.3 per 1,000 parcels vs. 30.4 citywide baseline) (#48 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (East Sacramento)

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-2304192): Issued after 3 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)
! 1 slow or stalled nearby project within ½ mile
Closest lead: Accessory dwelling unit at 1301 32nd St (0.33 mi NE, 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 (~$11,155/yr at $939,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$930/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:: 48,352 sq ft (1.11 ac)
Assessor use:: Office · Office (General) · Two Story
Tax rate area:: 03005
Addresses on lot:: 1601 ALHAMBRA BLVD; 1601 ALHAMBRA BLVD STE 100 STE 100; 1601 ALHAMBRA BLVD STE 150 STE 150

Zoning & Land Use

C-2-SPD — General 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-2 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
SB 9: two homes on the lotUnlikely
Zoned C-2 (commercial), not a single-family residential zone.
SB 9: split into two lotsUnlikely
Zoned C-2 (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)

Estimated Price (ZIP ZHVI + Neighborhood ACS + Permit Model):$939,000

Range: $826,000 – $1,052,000 · Status: Off market

HUD Small Area FMR (ZIP 95816) · FY 2026

Studio $2,120 · 1BR $2,220 · 2BR $2,730 · 3BR $3,630 · 4BR $4,190

ACS 2020–2024 Median Gross Rent (East Sacramento):$2,074±$120

ACS 2020–2024 Median Gross Rent (ZIP 95816):$1,759±$56

Zillow Home Value Index (ZIP 95816, September 2026):$703,902

ACS 2020–2024 Median Home Value (East Sacramento):$816,000±$32,200

ACS 2020–2024 Median Home Value (ZIP 95816):$821,000±$33,500

Nearby Activity (½ mile radius, since November 2024)

55 active or recent development projects (91 housing units across completed, permitted, and pipeline stages) and 744 total building permits recorded within ½ mile.

New construction19 permits (19 units)
Adds housing (ADU)49 permits (69 units)
Demolition17 permits
Additions & renovations113 permits
Building systems459 permits
Repairs30 permits
Other57 permits

Developments Deserving Closer Investigation & Active Area Builders

Accessory dwelling unit at 1301 32nd St (In review)0.33 mi NE
In "In review" for 12 mo (since Nov 13, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). project_name changed to "GARAGE CONVERSION TO ADU" in snapshot Nov 1, 2026.
Remodel / interior alteration (COM-2304192) (Finaled)On this parcel
Issued after 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Plan revision / deferred submittal (SUB-1923058) (Abandoned)On this parcel
Pending in review for 7 yr (62.1× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Plan revision / deferred submittal (SUB-1922087) (Abandoned)On this parcel
Pending in review for 7 yr (62.4× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).

Entity-resolved builders & contractors in ½ mile: Unger Construction (7 on parcel, 14 in ½ mi · Commercial tenant improvement); Champas Construction (6 on parcel, 10 in ½ mi · Commercial tenant improvement); Icon General Contractors (1 on parcel, 7 in ½ mi · Commercial tenant improvement); One Workplace Construction (6 on parcel, 6 in ½ mi · Commercial tenant improvement); True Line Builders (1 on parcel, 4 in ½ mi · Commercial tenant improvement).

Permit & Project History on This Parcel (48 permits, 0 grouped projects)

Showing 15 most recent permits

Record #	Category	Status	Applied / Issued	Valuation	Description
COM-2320059	Fire alarm / sprinkler	Finaled	Iss. Oct 27, 2023	$3,662	EPC - Modifying an existing fire alarm system: Installing two new notification appliances in suite 140 tenant space. If…
COM-2319544	Plan revision / deferred submittal	Complete	App. Sep 13, 2023	—	REVISION TO COM-2304403- Inspection requested documentation of existing and new electrical outlets.
COM-2318636	Plan revision / deferred submittal	Expired Application	App. Aug 31, 2023	—	EPC - REVISION TO COM-2304403. Revision to use existing electrical panel for Suite 140 mechanical equipment.
COM-2304403	Commercial tenant improvement	Finaled	Iss. Jun 22, 2023	$200,000	EPC - Installation of select new floor finishes, wall and ceiling paint, installation of new lighting, fire sprinklers, …
COM-2304192	Remodel / interior alteration	Finaled	Iss. Jun 15, 2023	$200,000	EPC - Demolition of existing exterior brick wall and window and installation of new exterior storefront entry door at Su…
COM-2303801	Commercial tenant improvement	Finaled	Iss. May 11, 2023	$26,000	EPC - Refresh of finishes and installation of new lighting in existing Suite 120.
COM-2219973	Fire alarm / sprinkler	Finaled	Iss. Oct 3, 2022	$4,458	EPC - SUITE 110 - INSTALLING (2)NEW NOTIFICATION APPLIANCES IN 'MISFIT' T.I. SUITE 110. CONNECTING TO AN EXISTING FIRE A…
FPP-2216678	Commercial tenant improvement	Finaled	Iss. Sep 20, 2022	$80,000	EPC - EXPEDITED - Suite #110 - Tenant improvement under (E) building. Scope includes new non-bearing partition wall, gla…
COM-2215478	Commercial tenant improvement	Finaled	Iss. Aug 18, 2022	$20,000	EXPEDITED - EOTC suit 120 install 4 new floor boxes and electrical conduit in an existing open office space in existing…
COM-2108844	Commercial tenant improvement	Finaled	Iss. May 4, 2021	$30,000	EXPEDITED - EPC - INSTALL NEW GLASS WALL, DEMOLISH (E) OFFICE WALLS. MINOR ELECTRICAL MINOR FIRE SPRINKLER MODIFICATIO…
COM-2010249	Plan revision / deferred submittal	Complete	App. Jun 16, 2020	—	EPC - Revision to COM-1922183 for reduction of scope at first floor plus related mechanical changes
COM-2006356	Fire alarm / sprinkler	Withdrawn	Iss. May 5, 2020	$5,000	EPC - Expand existing fire alarm system to provide notification and HVAC interface for VSP second floor tenant improveme…
COM-2005818	Plan revision / deferred submittal	Complete	App. Apr 6, 2020	—	EPC - Revision to COM-1922183 for sprinkler modification
COM-2004716	Plan revision / deferred submittal	Complete	App. Mar 16, 2020	—	EPC - Revision to COM-1922183 for wall type changes and structural detail changes.
COM-1923088	Commercial tenant improvement	Expired Permit	Iss. Jan 24, 2020	$250,000	EXPEDITED - EPC - Exterior improvements of an existing office building façade for a new tenant. Improvements includes se…

Executive Verdict · Public-Records Synthesis

Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $939,000 ($826,000–$1,052,000).

Upsides & Opportunities

✓ Documented permitted upgrades (+$117,258 contributory est.)
Public building records show issued construction/renovation work on this parcel (48 total permits, latest Oct 27, 2023).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
✓ Above-average reinvestment in East Sacramento
522 substantial renovation & housing permits over 24 months (62.3 per 1,000 parcels vs. 30.4 citywide baseline) (#48 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (East Sacramento)

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-2304192): Issued after 3 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)
! 1 slow or stalled nearby project within ½ mile
Closest lead: Accessory dwelling unit at 1301 32nd St (0.33 mi NE, 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 (~$11,155/yr at $939,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$930/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector

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)

Estimated Price (ZIP ZHVI + Neighborhood ACS + Permit Model):$939,000

Range: $826,000 – $1,052,000 · Status: Off market

HUD Small Area FMR (ZIP 95816) · FY 2026

Studio $2,120 · 1BR $2,220 · 2BR $2,730 · 3BR $3,630 · 4BR $4,190

ACS 2020–2024 Median Gross Rent (East Sacramento):$2,074±$120

ACS 2020–2024 Median Gross Rent (ZIP 95816):$1,759±$56

Zillow Home Value Index (ZIP 95816, September 2026):$703,902

ACS 2020–2024 Median Home Value (East Sacramento):$816,000±$32,200

ACS 2020–2024 Median Home Value (ZIP 95816):$821,000±$33,500

Nearby Activity (½ mile radius, since November 2024)

55 active or recent development projects (91 housing units across completed, permitted, and pipeline stages) and 744 total building permits recorded within ½ mile.

New construction19 permits (19 units)

Adds housing (ADU)49 permits (69 units)

Demolition17 permits

Additions & renovations113 permits

Building systems459 permits

Repairs30 permits

Other57 permits

Developments Deserving Closer Investigation & Active Area Builders

Accessory dwelling unit at 1301 32nd St (In review)0.33 mi NE

In "In review" for 12 mo (since Nov 13, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). project_name changed to "GARAGE CONVERSION TO ADU" in snapshot Nov 1, 2026.

Remodel / interior alteration (COM-2304192) (Finaled)On this parcel

Issued after 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).

Plan revision / deferred submittal (SUB-1923058) (Abandoned)On this parcel

Pending in review for 7 yr (62.1× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).

Plan revision / deferred submittal (SUB-1922087) (Abandoned)On this parcel

Pending in review for 7 yr (62.4× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).

Record #