3860 Florin Rd
Sacramento 95823 · Parkway · City of Sacramento · Coordinates: 38.49507, -121.46098
Executive Verdict · Public-Records Synthesis
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $396,000 ($348,000–$444,000).
Upsides & Opportunities
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through May 8, 2025, 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
Other (COM-2424129): Issued after 3 mo (2.9× the 33d median) — above the 75th percentile for other permits in City of Sacramento (median 33d, 75th pct 85d, n=837).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Luther Gardens Senior Apartments (0.24 mi SW, 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 (~$4,964/yr at $396,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$414/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:
- 242,194 sq ft (5.56 ac)
- Assessor use:
- Retail / Commercial · Large Retail · Market
- Tax rate area:
- 03145
- Addresses on lot:
- 3860 FLORIN RD
Zoning & Land Use
C-2 — 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 06067C0302H, 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: $348,000 – $444,000 · Status: Off market
HUD Small Area FMR (ZIP 95823) · FY 2026
Studio $1,530 · 1BR $1,610 · 2BR $1,980 · 3BR $2,640 · 4BR $3,040
Developments Deserving Closer Investigation & Active Area Builders
- Luther Gardens Senior Apartments (Entitled)0.24 mi SW
In "Entitled" for 4.7 yr (since Feb 15, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (24 housing units across 0 permits).
- Luther Gardens Apartments for Seniors (Entitled)0.39 mi NW
In "Entitled" for 7 yr (since Nov 5, 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 (16 housing units across 0 permits).
- Other (COM-2424129) (Finaled)On this parcel
Issued after 3 mo (2.9× the 33d median) — above the 75th percentile for other permits in City of Sacramento (median 33d, 75th pct 85d, n=837).
- 7385 Mandy Dr ADU (Entitled)0.39 mi S
In "Entitled" for 4.9 yr (since Dec 8, 2021), 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: Central Coating (1 on parcel, 1 in ½ mi · Roof replacement); Saenz Landscape Construction (1 on parcel, 1 in ½ mi · Other); Johnson United (1 on parcel, 1 in ½ mi · Sign); Gp Development (12 in ½ mi · Commercial tenant improvement); Global Solutions (6 in ½ mi · New commercial / non-residential building).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2509514 | EV charger | Expired Application | App. May 8, 2025 | $548,636 | EPC - Install 4 Dual Port EV Charging stations to commercial retail lot |
| COM-2424129 | Other | Finaled | Iss. Feb 6, 2025 | $30,000 | EPC - Public Art Project for the Sacramento Office of Arts + Culture. Install (4) artwork made of steel on a concrete s… |
| COM-1917252 | Roof replacement | Expired Permit | Iss. Sep 9, 2019 | $220,800 | E-Permit: Tear Off - No, Resheet - No, 2 layer(s), 690 squares of PVC Single Ply. CRRC: 0626-0013 (revision to material… |
| SIG-1600362 | Sign | Expired Permit | Iss. Jan 25, 2016 | $2,500 | REPLACE 2 ATTACHED ILLUMINATED WALL SIGNS AND REFACE 2 PLATES ON (2) PYLON SIGNS FOR FOOD MAXX |