6100 Freeport Blvd
Sacramento 95822 · Freeport Manor · City of Sacramento · Coordinates: 38.51565, -121.50078
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 $476,000 ($419,000–$533,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$18,150 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Nov 13, 2023).
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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Lanai Garden Apartments (0.44 mi N, 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 (~$5,876/yr at $476,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$490/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:
- 25,036 sq ft (0.57 ac)
- Assessor use:
- Residential · Motel
- Tax rate area:
- 03018
- Addresses on lot:
- 6100 FREEPORT BLVD
Zoning & Land Use
C-2-EA-4 — General Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 2)
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 06067C0170H, 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: $419,000 – $533,000 · 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)0.44 mi N
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)0.36 mi NW
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 6207 Belleau Wood Ln (Issued)0.22 mi SW
Active in "Issued" for 22 mo (first record Jan 13, 2025) with no new permit activity recorded in 20 mo.
Entity-resolved builders & contractors in ½ mile: Bear Solar (2 on parcel, 2 in ½ mi · Solar / battery storage); Amigos Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Vitality Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Sac Pool Pros Service (4 in ½ mi · Pool / spa); Kitchen Mart (4 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-2322247 | Solar / battery storage | Finaled | Iss. Nov 13, 2023 | $162,000 | EPC - 64.8kw Solar PV System, and 0gal Solar WH System (water heater installed null). |
| COM-2219089 | Solar / battery storage | Expired Application | App. Sep 7, 2022 | $162,000 | EPC - 64.8kw Solar PV System, and 0gal Solar WH System (water heater installed null). |
| COM-1612865 | Remodel / interior alteration | Finaled | Iss. Aug 19, 2016 | $4,000 | EXPEDITED - Removal of existing carport , replace railing where needed, and remove all electrical wiring for existing li… |
| COM-1606981 | Roof replacement | Finaled | Iss. May 5, 2016 | $25,000 | Tear Off - Yes, Resheet - No, 1 layer(s), 65 squares of 30yr Laminated Dimensional Composition. In-progress inspection r… |
| COM-1605314 |