4500 Mack Rd
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.47378, -121.45071
Executive Verdict · Public-Records Synthesis
Zoned SC-PUD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $487,000 ($429,000–$545,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$11,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Jan 5, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: 0.2% annual chance flood hazard (shaded X))
all of the lot of the parcel intersects Zone X: 0.2% annual chance flood hazard (shaded X). 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: Accessory dwelling unit at 4456 San Sebastian Way (0.45 mi S, issued). 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 (~$6,002/yr at $487,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$500/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:
- 43,321 sq ft (0.99 ac)
- Assessor use:
- Retail / Commercial · Small Retail · Single Tenant
- Tax rate area:
- 03117
- Addresses on lot:
- 4500 MACK RD
Zoning & Land Use
SC-PUD — Shopping Center Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned SC (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned SC (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned SC (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: 0.2% annual chance flood hazard (shaded X) (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: $429,000 – $545,000 · 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
- Accessory dwelling unit at 4456 San Sebastian Way (Issued)0.45 mi S
Active in "Issued" for 2.6 yr (first record Mar 27, 2024) with no new permit activity recorded in 13 mo. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
- 2 Lander Ct ADU (Entitled)0.25 mi SW
In "Entitled" for 5.3 yr (since Jul 29, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 4415 Montril Way (Fee estimate)0.31 mi S
In "Fee estimate" for 9.4 yr (since Jul 7, 2017), 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 5095 Summerbrook Way (In review)0.33 mi E
In "In review" for 4 mo (since Jul 13, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
Entity-resolved builders & contractors in ½ mile: Western Summit Electrical (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Sign Of Light (1 on parcel, 1 in ½ mi · Sign); Adt Commercial (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Woodside 05n (52 in ½ mi · New single-family home); East Coast Builders (14 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2526307 | Remodel / interior alteration | Finaled | Iss. Jan 5, 2026 | $20,000 | Replace existing 400A switchgear that has been damaged and vandalized with new 400A switchgear, like for like. Pull new … |
| SIG-2526552 | Sign | Expired Permit | Iss. Dec 30, 2025 | $8,800 | EPC - Sign Permit: install one (1) illuminated wall sign, install three (3) non-illuminated wall signs, install three (… |
| COM-2301700 | Commercial tenant improvement | Finaled | Iss. Feb 13, 2023 | $1,090 | EPC - INSTALL OF STARLINK SLE-LTEV-FIRE CELLULAR SOLE PATH COMMUNICATOR, TO AN EXISTING APPROVED FIRE ALARM SYSTEM LOCA… |