1948 Sutterville Rd
Sacramento 95822 · South Land Park · City of Sacramento · Coordinates: 38.53498, -121.49476
Executive Verdict · Public-Records Synthesis
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $539,000 ($474,000–$604,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$3,432 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Apr 15, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in South Land Park
226 substantial renovation & housing permits over 24 months (42.3 per 1,000 parcels vs. 30.4 citywide baseline) (#28 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (South Land Park)
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
Addition (adds square footage) (COM-2607460): Pending in review for 7 mo (5.0× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: 2065 4plex (0.26 mi NE, 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 (~$6,595/yr at $539,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$550/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:
- 14,030 sq ft (0.32 ac)
- Assessor use:
- Retail / Commercial · Restaurant · Fast Food Service
- Tax rate area:
- 03007
- Addresses on lot:
- 1948 SUTTERVILLE RD
Zoning & Land Use
C-2 — 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 06067C0190H, 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: $474,000 – $604,000 · Status: Off market
HUD Small Area FMR (ZIP 95822) · FY 2026
Studio $1,620 · 1BR $1,700 · 2BR $2,090 · 3BR $2,780 · 4BR $3,210
Developments Deserving Closer Investigation & Active Area Builders
- 2065 4plex (Entitled)0.26 mi NE
In "Entitled" for 3.7 yr (since Mar 1, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (4 housing units, $480,000 declared valuation across 2 permits).
- Addition (adds square footage) (COM-2607460) (Plan Check Wait)On this parcel
Pending in review for 7 mo (5.0× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
- Remodel / interior alteration (COM-2509045) (Finaled)On this parcel
Issued after 7 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- 2046 20th AVE_ADU (Entitled)0.15 mi E
In "Entitled" for 3.4 yr (since Jun 8, 2023), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
Entity-resolved builders & contractors in ½ mile: Sentinel Fire Equipment (3 on parcel, 3 in ½ mi · Fire alarm / sprinkler); Michelotti Engineering (2 on parcel, 2 in ½ mi · Commercial tenant improvement); Elite Sunrooms And Louvered Roofs (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Jscs (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Dans Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2607460 | Addition (adds square footage) | Plan Check Wait | App. Apr 15, 2026 | $188,118 | EPC - INSTALL A SOLID ALUMINUM PATIO COVER ATTACHED IN FRONT AND LEFT SIDE OF BUILDING W/FLUSH MOUNT LED LIGHTS AND ELEC… |
| COM-2509045 | Remodel / interior alteration | Finaled | Iss. Nov 25, 2025 | $6,500 | EPC - Demolish existing patio, curb, stairs, patio wall, and restore previous condition with planter, including new Guar… |
| COM-1614789 | HVAC / heat pump | Finaled | Iss. Sep 14, 2016 | $6,000 | HSG Case 16-010163 / Commercial HVAC change out. The existing unit shall be removed. The new unit shall be placed in the… |
| COM-1614705 | Plan revision / deferred submittal | Complete | App. Sep 13, 2016 | — | EXPEDITED - HSG case# 16-010163 Revise hood support system |