6301 S St
Sacramento 95817 · East Sacramento · City of Sacramento · Coordinates: 38.55326, -121.43297
Executive Verdict · Public-Records Synthesis
Zoned C-4 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $880,000 ($774,000–$986,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$312,388 contributory est.)
Public building records show issued construction/renovation work on this parcel (80 total permits, latest Aug 11, 2026).
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: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. 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
Electrical / panel (COM-2221225): Issued after 13 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: 130 Multi-Family Units at 6661 Folsom Blvd (0.4 mi E, entitled). 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 (~$10,482/yr at $880,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$874/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:
- 858,132 sq ft (19.70 ac)
- Assessor use:
- Office · Large Single Tenant · Multiple Stories
- Tax rate area:
- 03005
- Addresses on lot:
- 6001 S ST; 6099 S ST; 6101 S ST
Zoning & Land Use
C-4 — Heavy Commercial Zone (C)
2040 General Plan: Public/Quasi-Public
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: minimal flood hazard (all of the lot) · FIRM panel 06067C0195H, effective August 16, 2012
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $774,000 – $986,000 · Status: Off market
HUD Small Area FMR (ZIP 95817) · FY 2026
Studio $1,580 · 1BR $1,660 · 2BR $2,040 · 3BR $2,720 · 4BR $3,130
Developments Deserving Closer Investigation & Active Area Builders
- 130 Multi-Family Units at 6661 Folsom Blvd (Entitled)0.4 mi E
In "Entitled" for 4.4 yr (since Jul 5, 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 (130 housing units, $87,938,116 declared valuation across 1 permit).
- Opus at Folsom and Elvas (Entitled)0.4 mi E
In "Entitled" for 5.1 yr (since Oct 19, 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 (137 housing units across 0 permits).
- Q Street Apartments (Entitled)0.43 mi E
In "Entitled" for 8.7 yr (since Feb 15, 2018), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (140 housing units, $27,896,642 declared valuation across 3 permits).
- 69th Street Apartments (Issued)0.4 mi E
Active in "Issued" for 2.6 yr (first record Apr 11, 2024) with no new permit activity recorded in 19 mo. High-impact scale (130 housing units, 129 deed-restricted affordable, $31,065,118 declared valuation across 18 permits).
Entity-resolved builders & contractors in ½ mile: Roebbelen Contracting (30 on parcel, 30 in ½ mi · Plan revision / deferred submittal); Sierra National Construction (3 on parcel, 12 in ½ mi · Demolition); Nyecon (6 on parcel, 7 in ½ mi · Commercial tenant improvement); All Power (4 on parcel, 4 in ½ mi · Fire alarm / sprinkler); American Integrated Services (1 on parcel, 4 in ½ mi · Demolition).
Permit & Project History on This Parcel (80 permits, 1 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2617415 | Plan revision / deferred submittal | Complete | App. Aug 11, 2026 | — | EPC - Revision to (COM-2525651) the original fire protection plans that were missing a couple of rooms. The attached sho… |
| COM-2525651 | Commercial tenant improvement | Issued | Iss. Jun 12, 2026 | $1,200,000 | EPC - Remodel 12,515 square feet of office space at SMUD. Complete renovation of the CSC 2NE wing to include electrical … |
| COM-2610030 | Plan revision / deferred submittal | Complete | App. May 18, 2026 | — | EPC - Revision to (COM-2526630) luminaire schedule - E0.2, T24 - E0.3, Photometrics - E1.2, Egress Photometrics - E1.03,… |
| COM-2526630 |