5301 E Commerce Way # 18101
Sacramento 95835 · Natomas Creek · City of Sacramento · Coordinates: 38.67331, -121.53836
Executive Verdict · Public-Records Synthesis
Zoned EC-50-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $463,000 ($407,000–$519,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$14,849 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest May 20, 2025).
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)
- ! Delayed or open permit activity on this parcel
Remodel / interior alteration (COM-2503368): Issued after 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: New home at 5621 Tres Piezas Dr (0.42 mi NE, 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 (~$5,728/yr at $463,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$477/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:
- 1 sq ft (0.00 ac)
- Assessor use:
- Residential · Single Family · Condominium
- Tax rate area:
- 03325
- Addresses on lot:
- 5301 E COMMERCE WAY # 18101 # 18101
Zoning & Land Use
EC-50-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: $407,000 – $519,000 · 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
- Remodel / interior alteration (COM-2503368) (Finaled)On this parcel
Issued after 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- Solar / battery storage (COM-2109339) (Finaled)On this parcel
Issued after 3 mo — slower than 90% of solar / battery storage permits in City of Sacramento (median 3d, 90th pct 27d, n=3,950).
- Portisol - BLDG 18 (4Plex A, MP-1906660) (Finaled / completed)On this parcel
High-impact scale (4 housing units, $808,858 declared valuation across 1 permit).
- New multifamily / condos / mixed-use (COM-1924005) (Finaled)On this parcel
Issued after 12 mo (1.8× the 210d median) — above the 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (median 210d, 75th pct 365d, n=199).
Entity-resolved builders & contractors in ½ mile: J And A Electric (2 on parcel, 2 in ½ mi · Electrical / panel); Sunpower (1 on parcel, 1 in ½ mi · Solar / battery storage); Lennar Homes Of California (413 in ½ mi · New single-family home); KB Home Sacramento (183 in ½ mi · New single-family home); DR Horton (99 in ½ mi · New single-family home).
Permit & Project History on This Parcel (4 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2503368 | Remodel / interior alteration | Finaled | Iss. May 20, 2025 | $850 | EPC - Add a 40A 240V receptacle for EV Charger |
| RES-2500747 | Electrical / panel | Expired Permit | Iss. Jan 13, 2025 | $850 | E-Permit: existing panel 150 Amps - Underground service, adding 1 outlets (240V). |
| COM-2109339 | Solar / battery storage | Finaled | Iss. Aug 6, 2021 | $48,000 | EPC - 16.8kw Solar PV System, and 0gal Solar WH System (water heater installed null). ARTISAN SQUARE PORTISOL BLDG 18 4-… |
| COM-1924005 | New multifamily / condos / mixed-use | Finaled | Iss. Dec 21, 2020 |