2500 Sutterville Rd
Sacramento 95820 · North City Farms · City of Sacramento · Coordinates: 38.53977, -121.48200
Executive Verdict · Public-Records Synthesis
Zoned C-4-R in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $398,000 ($350,000–$446,000).
Upsides & Opportunities
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Feb 25, 2020, 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: minimal flood hazard)
about 84% 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Franklin Blvd Mixed Use Bldg A and Site Work (0.4 mi E, 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 (~$4,987/yr at $398,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$416/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:
- 6,548 sq ft (0.15 ac)
- Assessor use:
- Office · Office (General) · One Story
- Tax rate area:
- 03361
- Addresses on lot:
- 2500 SUTTERVILLE RD
Zoning & Land Use
C-4-R — Heavy 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-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 (about 84% of the lot); Zone X: reduced flood risk due to levee (about 16% 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: $350,000 – $446,000 · Status: Off market
HUD Small Area FMR (ZIP 95820) · FY 2026
Studio $1,530 · 1BR $1,610 · 2BR $1,980 · 3BR $2,640 · 4BR $3,040
Developments Deserving Closer Investigation & Active Area Builders
- Franklin Blvd Mixed Use Bldg A and Site Work (In review)0.4 mi E
In "In review" for 4.1 yr (since Sep 29, 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 (4 housing units, $590,212 declared valuation across 4 permits). current_status changed to "Plan Check Target" in snapshot Nov 1, 2026.
- Americawest Executive Office (In review)520 ft W
In "In review" for 15 mo (since Aug 5, 2025), exceeding the 241d median and 334d 75th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($1,036,934 declared valuation across 1 permit).
- 4100 Arlington Ave ADU (Entitled)0.21 mi SE
In "Entitled" for 4.9 yr (since Dec 21, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 4103 22nd St ADU (Entitled)0.38 mi SW
In "Entitled" for 4.9 yr (since Dec 30, 2021), 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: Colorado Structures (1 on parcel, 4 in ½ mi · Commercial tenant improvement); Porter Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Clear Channel Outdoor (1 on parcel, 1 in ½ mi · Demolition); Black Pine Builders (173 in ½ mi · New single-family home); Abrahams Construction (8 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2003257 | Demolition | Expired Permit | Iss. Feb 25, 2020 | $2,800 | Removal of clear Channel single-faced billboard (12' x 25' = 300 sq. ft.) |
| COM-1612110 | Roof replacement | Finaled | Iss. Aug 1, 2016 | $23,419 | Tear Off - Yes, Resheet - No, 1 layer(s), 30 squares of Sheet Steel Roofing. In-progress inspection required if 10 squar… |
| COM-1606197 | Commercial tenant improvement | Finaled | Iss. Jun 17, 2016 | $110,000 | Remodel of existing art studio & gallery space. New office spaces, restroom, HVAC system, power & lighting throughout. |