5635 Freeport Blvd
Sacramento 95822 · Mangan Park · City of Sacramento · Coordinates: 38.52346, -121.49721
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 $471,000 ($414,000–$528,000).
Upsides & Opportunities
- ✓ 7 documented municipal building permits on file
On-parcel permit history is indexed through Jul 21, 2023, 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
Commercial tenant improvement (COM-2215013): Issued after 7 mo (3.3× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
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 (0.13 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 (~$5,819/yr at $471,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$485/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:
- 40,680 sq ft (0.93 ac)
- Assessor use:
- Retail / Commercial · Small Retail · Multi-Tenant
- Tax rate area:
- 03007
- Addresses on lot:
- 5635 FREEPORT BLVD; 5635 FREEPORT BLVD # 1 # 1; 5635 FREEPORT BLVD # 2 # 2
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: $414,000 – $528,000 · 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)0.13 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).
- Commercial tenant improvement (COM-2215013) (Finaled)On this parcel
Issued after 7 mo (3.3× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
- Accessory dwelling unit at 1414 Sterling St (Issued)0.44 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)0.15 mi NW
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).
Entity-resolved builders & contractors in ½ mile: Antoun Yacoub Boghos (2 on parcel, 2 in ½ mi · Commercial tenant improvement); Mark Iii Construction (1 on parcel, 1 in ½ mi · HVAC / heat pump); Capitol Neon (1 on parcel, 1 in ½ mi · Sign); Sacramento Control (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Syncon Homes Of California (24 in ½ mi · New single-family home).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2315222 | HVAC / heat pump | Finaled | Iss. Jul 21, 2023 | $18,222 | REMOVE AND REPLACE 1 3.5-TON GAS UNIT LIKE FOR LIKE. |
| COM-2215013 | Commercial tenant improvement | Finaled | Iss. Feb 10, 2023 | $20,000 | EPC - Expansion of existing dining area to occupy both suite #8 and suite# 9, construction of 1 unisex restroom and a dr… |
| COM-2205629 | Plumbing / water heater / sewer | Expired Permit | Iss. Mar 15, 2022 | $3,000 | Change-out installation of Electric - 010 gallon to Electric - 052 gallon, located inside building, screening not requir… |
| COM-2117539 | Fire alarm / sprinkler | Expired Permit | Iss. Aug 26, 2021 | $990 | EPC - REPLACE EXISTING, OBSOLETE SPRINKLER MONITORING PANEL & INSTALL GSM CELLULAR COMMUNICATOR. |
| COM-1911226 |