5603 Freeport Blvd
Sacramento 95822 · Mangan Park · City of Sacramento · Coordinates: 38.52431, -121.49707
Executive Verdict · Public-Records Synthesis
Zoned C-2-EA-4 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $453,000 ($399,000–$507,000).
Upsides & Opportunities
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Nov 18, 2022, 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
Remodel / interior alteration (COM-2220861): Issued after 2 mo — above the 75th percentile for remodel / interior alteration permits in City of Sacramento (median 4d, 75th pct 21d, 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: Lanai Garden Apartments (0.19 mi S, 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 (~$5,614/yr at $453,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$468/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:
- 14,550 sq ft (0.33 ac)
- Assessor use:
- Retail / Commercial · Shopping Center · Neighborhood
- Tax rate area:
- 03007
- Addresses on lot:
- 5601 FREEPORT BLVD; 5603 FREEPORT BLVD; 5605 FREEPORT BLVD
Zoning & Land Use
C-2-EA-4 — 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: $399,000 – $507,000 · 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
- Lanai Garden Apartments (Entitled)0.19 mi S
In "Entitled" for 7.7 yr (since Mar 6, 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 (22 housing units across 0 permits).
- Accessory dwelling unit at 1414 Sterling St (Issued)0.48 mi SW
Active in "Issued" for 17 mo (first record Jun 13, 2025) with no new permit activity recorded in 15 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
- Accessory dwelling unit at 1705 Fruitridge Rd (In review)0.13 mi W
In "In review" for 6 mo (since May 4, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home (Entitled)0.13 mi E
In "Entitled" for 4.1 yr (since Oct 25, 2022), 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: Rci Integrated Construction (2 on parcel, 2 in ½ mi · Commercial tenant improvement); Sentinel Fire Equipment (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Syncon Homes Of California (24 in ½ mi · New single-family home); Premier Pools Sacramento (8 in ½ mi · Pool / spa); Connected Technology (5 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2220861 | Remodel / interior alteration | Expired Permit | Iss. Nov 18, 2022 | $3,500 | EPC - INTERIOR DEMOLITION OF EXISTING LAUNDRY MAT. |
| COM-2217614 | Plan revision / deferred submittal | Complete | App. Aug 19, 2022 | — | EPC - revision COM-2108490 nozzle change and equipment size change |
| COM-2108490 | Fire alarm / sprinkler | Finaled | Iss. May 4, 2021 | $2,800 | EPC - Relocate existing Ansul system. Add protection for new hood and equipment added to existing system. See Revisi… |
| COM-2021104 | Commercial tenant improvement | Expired Permit | Iss. Jan 22, 2021 | $18,000 | EPC - INSTALL NEW KITCHEN HOOD, RANGE, RELOCATING PREP SINK |
| COM-1922233 | Electrical / panel |