4217 Stockton Blvd
Sacramento 95820 · Colonial Heights · City of Sacramento · Coordinates: 38.53696, -121.44803
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $480,000 ($422,000–$538,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$26,400 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jul 27, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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
Remodel / interior alteration (COM-2423332): Issued after 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Gateway East Affordable Mixed Use (0.47 mi NW, issued). 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 (~$5,922/yr at $480,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$494/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:
- 11,682 sq ft (0.27 ac)
- Assessor use:
- Retail / Commercial · Restaurant · Dining
- Tax rate area:
- 03368
- Addresses on lot:
- 4217 STOCKTON BLVD
Zoning & Land Use
C-2-SPD — 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: minimal flood hazard (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: $422,000 – $538,000 · 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
- Gateway East Affordable Mixed Use (Issued)0.47 mi NW
Active in "Issued" for 5.1 yr (first record Oct 19, 2021) with no new permit activity recorded in 16 mo. High-impact scale (65 housing units, 98 deed-restricted affordable, $13,500,000 declared valuation across 36 permits). current_status changed to "Complete" in snapshot Nov 1, 2026.
- Accessory dwelling unit at 4110 52nd St (Issued)0.12 mi E
Active in "Issued" for 2.6 yr (first record Apr 23, 2024) with no new permit activity recorded in 2.3 yr. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
- Remodel / interior alteration (COM-2423332) (Finaled)On this parcel
Issued after 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- The Remington (In review)0.29 mi NW
In "In review" for 18 mo (since May 14, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (68 housing units, $12,000,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Brower Mechanical CA (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Mc Donald Plumbing Heating And Air Conditioning (1 on parcel, 1 in ½ mi · HVAC / heat pump); C Freeman Development And Construction (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Firecode Safety Equipment (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Lg General Contractors (12 in ½ mi · Demolition).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2614838 | Fire alarm / sprinkler | Finaled | Iss. Jul 27, 2026 | $2,700 | EPC - Modification of Kitchen Appliance layout and nozzle coverage |
| COM-2601882 | Commercial tenant improvement | Finaled | Iss. May 15, 2026 | $11,000 | EPC - Add mop sink and prep sink to existing commercial kitchen as per plans. Open one non bearing wall to create new op… |
| COM-2423332 | Remodel / interior alteration | Finaled | Iss. Jan 31, 2025 | $50,000 | EPC - Remove / replace (3) HVAC package units gas to electric conversion. Upgrade electrical panel to 200amps. |
| COM-2302673 | Plumbing / water heater / sewer | Finaled | Iss. Feb 21, 2023 | $3,500 | HDB # 22-033713 WATER HEATER REPLACED |
| COM-1611827 | HVAC / heat pump |