4553 Freeport Blvd
Sacramento 95822 · Hollywood Park · City of Sacramento · Coordinates: 38.53442, -121.49363
Executive Verdict · Public-Records Synthesis
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $505,000 ($444,000–$566,000).
Upsides & Opportunities
- ✓ 11 documented municipal building permits on file
On-parcel permit history is indexed through May 23, 2024, 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
Fire alarm / sprinkler (COM-2211252): Issued after 2 mo (3.5× the 14d median) — above the 75th percentile for fire alarm / sprinkler permits in City of Sacramento (median 14d, 75th pct 29d, n=2,312).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: 2065 4plex (0.25 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 (~$6,207/yr at $505,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$517/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:
- 21,130 sq ft (0.49 ac)
- Assessor use:
- Retail / Commercial · Small Retail · Multi-Tenant
- Tax rate area:
- 03007
- Addresses on lot:
- 4491 FREEPORT BLVD; 4501 FREEPORT BLVD; 4543 FREEPORT BLVD
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: $444,000 – $566,000 · 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)0.25 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).
- 2046 20th AVE_ADU (Entitled)0.1 mi NE
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).
- 2051 20th Ave ADU (Entitled)0.12 mi NE
In "Entitled" for 5 yr (since Nov 23, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Accessory dwelling unit at 2116 16th Ave (Entitled)0.27 mi NE
In "Entitled" for 3.7 yr (since Mar 17, 2023), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Entity-resolved builders & contractors in ½ mile: Z Century Construction (4 on parcel, 4 in ½ mi · Commercial tenant improvement); Watson Companies (1 on parcel, 1 in ½ mi · Roof replacement); Tcm Construction (1 on parcel, 1 in ½ mi · Other); Performance Integration (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Quick Action Fire Protection (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler).
Permit & Project History on This Parcel (11 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2410830 | Fire alarm / sprinkler | Finaled | Iss. May 23, 2024 | $9,974 | EPC - Install new fire alarm panel, cellular communicator and other pertaining devices to meet NFPA 72 code |
| COM-2211252 | Fire alarm / sprinkler | Finaled | Iss. Jul 15, 2022 | $9,500 | EPC - VOLUNTARY FIRE SPRINKLER UPGRADE. NEW FIRE SPRINKLER, NO ADDITIONAL WORK |
| SIG-2213208 | Sign | Expired Permit | Iss. Jul 11, 2022 | $3,500 | Fabrication and install 1 set of illuminated channel letters, wall mount. |
| COM-1822058 | Electrical / panel | Finaled | Iss. Nov 15, 2018 | $2,000 | Change out 100amp disconnect and relocate panel for working clearance, work effects 4491-4543 Freeport. |
| COM-1819911 | Electrical / panel |