2104 Sutterville Rd
Sacramento 95822 · Carleton Tract · City of Sacramento · Coordinates: 38.53829, -121.49021
Executive Verdict · Public-Records Synthesis
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $488,000 ($429,000–$547,000).
Upsides & Opportunities
- ✓ 11 documented municipal building permits on file
On-parcel permit history is indexed through Jun 24, 2021, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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)
- ! Delayed or open permit activity on this parcel
Plan revision / deferred submittal (SUB-1714034): Pending in review for 9.3 yr (82.6× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: 2065 4plex (390 ft SW, 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 (~$6,013/yr at $488,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$501/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:
- 20,909 sq ft (0.48 ac)
- Assessor use:
- Retail / Commercial · Restaurant · Fast Food Service
- Tax rate area:
- 03007
- Addresses on lot:
- 2104 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: $429,000 – $547,000 · 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)390 ft SW
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).
- 2065 4-Plex Apartments (Entitled)450 ft SW
In "Entitled" for 7.8 yr (since Jan 24, 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 (4 housing units across 0 permits).
- New home at 3651 E Lincoln Ave (Entitled)0.46 mi NW
In "Entitled" for 4 yr (since Nov 2, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). High-impact scale (1 housing unit, $1,500,000 declared valuation across 2 permits).
- Plan revision / deferred submittal (SUB-1714034) (Abandoned)On this parcel
Pending in review for 9.3 yr (82.6× 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: Cirks Construction (4 on parcel, 4 in ½ mi · Plan revision / deferred submittal); Superior Electrical Advertising (2 on parcel, 2 in ½ mi · Sign); Alpha Architectural Signs And Lighting (1 on parcel, 1 in ½ mi · Sign); Quick Action Fire Protection (1 on parcel, 1 in ½ mi · Plan revision / deferred submittal); Universal Security And Fire (1 on parcel, 1 in ½ mi · Plan revision / deferred submittal).
Permit & Project History on This Parcel (11 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| SIG-2110147 | Sign | Finaled | Iss. Jun 24, 2021 | $4,200 | Install /relocate three (3) existing drive-thru signs (preview board, menu board, order screen). |
| COM-1811698 | Plan revision / deferred submittal | Complete | App. Jun 20, 2018 | — | revision to COM-1714045 electrical change of conduit size . |
| SIG-1808033 | Sign | Expired Permit | Iss. Jun 5, 2018 | $10,000 | Starbucks Sutterville Sign Permit - #2 of 2 Permits (See SIG-1808030 for #1) :Install Starbucks signs that read: Review … |
| SIG-1808030 | Sign | Expired Permit | Iss. Jun 5, 2018 | $11,546 |