4850 Natomas Blvd
Sacramento 95835 · RP - Sports Complex · City of Sacramento · Coordinates: 38.66132, -121.50897
Executive Verdict · Public-Records Synthesis
Zoned R-3-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $510,000 ($449,000–$571,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Oct 16, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in RP - Sports Complex
26 substantial renovation & housing permits over 24 months (48.1 per 1,000 parcels vs. 30.4 citywide baseline) (#71 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (RP - Sports Complex)
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: Extended Stay Hotel (0.47 mi S, 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 (~$6,264/yr at $510,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$522/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:
- 628,571 sq ft (14.43 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03325
- Addresses on lot:
- 4850 NATOMAS BLVD; 4850 NATOMAS BLVD # 1011 # 1011; 4850 NATOMAS BLVD # 1012 # 1012
Zoning & Land Use
R-3-PUD — Multi-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-3 (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-3 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-3 (multifamily residential), 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 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: $449,000 – $571,000 · 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
- Extended Stay Hotel (Fee estimate)0.47 mi S
In "Fee estimate" for 4.1 yr (since Oct 25, 2022), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($15,000,000 declared valuation across 1 permit).
- Woodspring Suites Hotel (In review)0.47 mi S
In "In review" for 12 mo (since Oct 30, 2025), exceeding the 241d median and 334d 75th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($11,329,083 declared valuation across 2 permits).
- Autozone and Site Work (Finaled / completed)0.33 mi S
High-impact scale ($1,339,407 declared valuation across 8 permits).
- City Park (Finaled / completed)0.5 mi W
High-impact scale ($1,771,584 declared valuation across 40 permits).
Entity-resolved builders & contractors in ½ mile: Sea Heating And Air Conditioning (3 on parcel, 3 in ½ mi · HVAC / heat pump); Central Glass (2 on parcel, 2 in ½ mi · Windows / doors / siding); Olive Grove (8 in ½ mi · Commercial tenant improvement); Premier Pools (8 in ½ mi · Pool / spa); Connected Technology (8 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-2623086 | Windows / doors / siding | Issued | Iss. Oct 16, 2026 | $1,200 | UNIT #917 INSTALL ONE RETROFIT WINDOW IN THE MASTER BEDROOM. LIKE FOR LIKE SIZE AND LOCATION MEETS TITLE 24 AND EGRESS T… |
| COM-2605767 | Windows / doors / siding | Finaled | Iss. Mar 24, 2026 | $1,246 | Window Permit: FOR UNIT 1134-Install one retrofit window in the living room, like for like in size and location. The e… |
| COM-1720197 | HVAC / heat pump | Finaled | Iss. Nov 3, 2017 | $2,500 | The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not… |
| COM-1710100 | HVAC / heat pump | Finaled | Iss. Jun 12, 2017 | $2,700 | HVAC CONDENSER C/O ONLY :: The existing unit shall be removed. The new unit shall be placed in the same location as th… |