3111 Wissemann Dr
Sacramento 95826 · College/Glen · City of Sacramento · Coordinates: 38.55163, -121.38084
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $559,000 ($492,000–$626,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$35,130 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Dec 14, 2020).
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
Solar / battery storage (COM-2019581): Issued after 2 mo — slower than 90% of solar / battery storage permits in City of Sacramento (median 3d, 90th pct 27d, n=3,950).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Folsom Blvd Apartments (0.37 mi SW, fee estimate). 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 (~$6,823/yr at $559,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$569/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:
- 74,488 sq ft (1.71 ac)
- Assessor use:
- Office · Office (General) · One Story
- Tax rate area:
- 03232
- Addresses on lot:
- 3111 WISSEMANN DR; 3111 WISSEMANN DR # 13 # 13
Zoning & Land Use
C-2-SPD — 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 06067C0195H, 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: $492,000 – $626,000 · Status: Off market
HUD Small Area FMR (ZIP 95826) · FY 2026
Studio $1,690 · 1BR $1,770 · 2BR $2,180 · 3BR $2,900 · 4BR $3,350
Developments Deserving Closer Investigation & Active Area Builders
- Folsom Blvd Apartments (Fee estimate)0.37 mi SW
In "Fee estimate" for 2.9 yr (since Jan 4, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (124 housing units, $20,626,550 declared valuation across 2 permits).
- Solar / battery storage (COM-2019581) (Finaled)On this parcel
Issued after 2 mo — slower than 90% of solar / battery storage permits in City of Sacramento (median 3d, 90th pct 27d, n=3,950).
- Remodel / interior alteration (COM-1609466) (Finaled)On this parcel
Issued after 2 mo — above the 75th percentile for remodel / interior alteration permits in City of Sacramento (median 4d, 75th pct 21d, n=8,151).
- Accessory dwelling unit at 2820 Honeysuckle Way (Entitled)0.34 mi N
In "Entitled" for 7 yr (since Oct 30, 2019), 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: William E Carter (2 on parcel, 2 in ½ mi · Commercial tenant improvement); Solar Revolution (1 on parcel, 1 in ½ mi · Solar / battery storage); Klm Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Sacramento Valley Alarm Security System (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Kitchen Mart (6 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-2019581 | Solar / battery storage | Finaled | Iss. Dec 14, 2020 | $51,744 | EPC - 18.14kw Solar PV System, and 0gal Solar WH System (water heater installed null). |
| COM-2009669 | Roof replacement | Finaled | Iss. Jun 8, 2020 | $9,000 | E-Permit: Tear Off - Yes, Resheet - No, 2 layer(s), 50 squares of 30yr Laminated Dimensional Composition. CRRC: 0668-005… |
| COM-1808994 | Commercial tenant improvement | Finaled | Iss. Jul 5, 2018 | $18,500 | EXPEDITED - (10/5/5/5) Eliminate existing partitions and add one new partition to create one space from two. Install a f… |
| COM-1700303 | Fire alarm / sprinkler | Finaled | Iss. Jan 9, 2017 | $350 | MONITORING OF THE EXISTING FIRE ALARM SYSTEM AND INSTALLING A WIRELESS COMMUNICATOR |
| COM-1609466 |