Thiery Rd
Sacramento 95822 · Freeport Manor · City of Sacramento · Coordinates: 38.51151, -121.50363
Executive Verdict · Public-Records Synthesis
Zoned M-1-R-EA-4 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $458,000 ($403,000–$513,000).
Upsides & Opportunities
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Mar 25, 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Belleau Wood Apartments (0.38 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 (~$5,671/yr at $458,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$473/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:
- 33,354 sq ft (0.77 ac)
- Assessor use:
- Industrial · Light · Other
- Tax rate area:
- 03018
- Addresses on lot:
- 1420 THIERY RD; 1420 THIERY RD STE 100 STE 100; 1420 THIERY RD STE 101 STE 101
Zoning & Land Use
M-1-R-EA-4 — Light Industrial Zone (I)
2040 General Plan: Employment Mixed Use (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned M-1 (industrial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned M-1 (industrial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned M-1 (industrial), 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: $403,000 – $513,000 · 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)0.38 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).
- 6451 13th Street ADU (Entitled)0.41 mi SW
In "Entitled" for 5.8 yr (since Feb 9, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Accessory dwelling unit at 6207 Belleau Wood Ln (Issued)0.2 mi N
Active in "Issued" for 22 mo (first record Jan 13, 2025) with no new permit activity recorded in 20 mo.
- Accessory dwelling unit at 6395 Chetwood Way (Issued)0.3 mi W
Active in "Issued" for 2.1 yr (first record Oct 22, 2024) with no new permit activity recorded in 19 mo.
Entity-resolved builders & contractors in ½ mile: Tolbert Construction (1 on parcel, 1 in ½ mi · HVAC / heat pump); 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); Dave Gross Enterprises (4 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2203548 | HVAC / heat pump | Finaled | Iss. Mar 25, 2022 | $30,000 | EPC - case # 21-047714 Remove all unpermitted electrical, plumbing, and mechanic. Fees-Restore Building to origina… |