5301 E Commerce Way # 11103
Sacramento 95835 · Natomas Creek · City of Sacramento · Coordinates: 38.67197, -121.53742
Executive Verdict · Public-Records Synthesis
Zoned EC-65-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $448,000 ($394,000–$502,000).
Upsides & Opportunities
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Apr 1, 2024, 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
- ! FEMA Special Flood Hazard Area (A99, all of the lot of lot)
Zone A99: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: New home at 5621 Tres Piezas Dr (0.49 mi N, 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 (~$5,557/yr at $448,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$463/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:
- —
- Assessor use:
- Residential · Single Family · Condominium
- Tax rate area:
- 03325
- Addresses on lot:
- 5301 E COMMERCE WAY # 11101 # 11101
Zoning & Land Use
EC-65-PUD — Employment Center Zone (C)
2040 General Plan: Office Mixed Use (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
This is a condominium unit: an ADU here would be a building-wide project that needs the association.
- SB 9: two homes on the lotUnlikely
This is a condominium unit: SB 9 applies to a whole lot.
- SB 9: split into two lotsUnlikely
This is a condominium unit: SB 9 applies to a whole lot.
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 A99: 1% annual chance flood (Special Flood Hazard Area) (all of the lot) · FIRM panel 06067C0045J, effective June 16, 2015
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $394,000 – $502,000 · Status: Off market
HUD Small Area FMR (ZIP 95835) · FY 2026
Studio $2,200 · 1BR $2,310 · 2BR $2,840 · 3BR $3,780 · 4BR $4,360
Developments Deserving Closer Investigation & Active Area Builders
- New home at 5621 Tres Piezas Dr (In review)0.49 mi N
In "In review" for 4 mo (since Jul 14, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Accessory dwelling unit at 5624 Tres Piezas Dr (In review)0.49 mi N
In "In review" for 5 mo (since Jun 13, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 181 Delta Bay Cir (Issued)0.25 mi W
current_status changed to "Finaled" in snapshot Nov 1, 2026.
- New home at 189 Delta Bay Cir (Issued)0.26 mi W
current_status changed to "Finaled" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Americas Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); KB Home Sacramento (332 in ½ mi · New single-family home); Lennar Homes Of California (244 in ½ mi · New single-family home); DR Horton (126 in ½ mi · New single-family home); Tri Pointe Homes (47 in ½ mi · New single-family home).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2406828 | Plumbing / water heater / sewer | Finaled | Iss. Apr 1, 2024 | $4,643 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |