6388 Freeport Blvd
Sacramento 95822 · Freeport Manor · City of Sacramento · Coordinates: 38.51100, -121.50312
Executive Verdict · Public-Records Synthesis
Zoned C-2-R-EA-4 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $492,000 ($433,000–$551,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$33,660 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Aug 9, 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)
- ! Delayed or open permit activity on this parcel
Commercial tenant improvement (COM-2217047): Issued after 12 mo (5.7× 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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Belleau Wood Apartments (0.35 mi S, 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 (~$6,059/yr at $492,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$505/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:
- 40,050 sq ft (0.92 ac)
- Assessor use:
- Industrial · Warehouse · Processing
- Tax rate area:
- 03018
- Addresses on lot:
- 6382 FREEPORT BLVD; 6384 FREEPORT BLVD; 6386 FREEPORT BLVD
Zoning & Land Use
C-2-R-EA-4 — General Commercial Zone (C)
2040 General Plan: Employment 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: $433,000 – $551,000 · 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
- Belleau Wood Apartments (In review)0.35 mi S
In "In review" for 3.3 yr (since Aug 4, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (23 housing units, $3,032,848 declared valuation across 3 permits).
- Commercial tenant improvement (COM-2217047) (Expired Permit)On this parcel
Issued after 12 mo (5.7× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
- Remodel / interior alteration (COM-1823378) (Expired Permit)On this parcel
Issued after 8 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- Commercial tenant improvement (COM-1812938) (Certificate of Occupancy)On this parcel
Issued after 14 mo (6.5× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Entity-resolved builders & contractors in ½ mile: Headwaters Construction (1 on parcel, 2 in ½ mi · Commercial tenant improvement); Saunders Construction (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Premier Pools Sacramento (7 in ½ mi · Pool / spa); D And J Kitchens And Baths (5 in ½ mi · Remodel / interior alteration); Yancey (5 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2217047 | Commercial tenant improvement | Expired Permit | Iss. Aug 9, 2023 | $15,275 | EPC - CANNABIS Cut opening in existing CMU wall & build new secured storage room & dry room. Expanding existing 2579 SQ … |
| COM-2016731 | Plan revision / deferred submittal | Complete | App. Sep 15, 2020 | — | EPC - REVISION TO COM-1812938: Eliminate emergency shower and replace with wall mounted eyewash station. Eliminate 1 1/4… |
| COM-2005962 | Commercial tenant improvement | Certificate of Occupancy | Iss. May 15, 2020 | $28,120 | EPC - Tenant Improvement for Cannabis Non-Storefront Delivery Install bike racks install new entry door, demolition of … |
| COM-2002380 | Plan revision / deferred submittal | Complete | App. Feb 11, 2020 | — | REVISION TO COM-1812938 to eliminate need for main power upgrade to site. Lighting for cultivation was reduced so exist… |