2101 Arena Blvd
Sacramento 95834 · RP - Sports Complex · City of Sacramento · Coordinates: 38.64724, -121.51248
Executive Verdict · Public-Records Synthesis
Zoned EC-40-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $506,000 ($445,000–$567,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$29,700 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Nov 1, 2019).
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)
- ! Delayed or open permit activity on this parcel
Plan revision / deferred submittal (SUB-1906418): Pending in review for 7.6 yr (67.6× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Arena Brownstone Living (0.33 mi SW, entitled). 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 (~$6,218/yr at $506,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$518/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:
- 232,175 sq ft (5.33 ac)
- Assessor use:
- Office · Office (General) · Two Story
- Tax rate area:
- 03314
- Addresses on lot:
- 2101 ARENA BLVD
Zoning & Land Use
EC-40-PUD — Employment Center Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 4)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned EC (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned EC (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned EC (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 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: $445,000 – $567,000 · Status: Off market
HUD Small Area FMR (ZIP 95834) · FY 2026
Studio $1,790 · 1BR $1,880 · 2BR $2,310 · 3BR $3,070 · 4BR $3,540
Developments Deserving Closer Investigation & Active Area Builders
- Arena Brownstone Living (Entitled)0.33 mi SW
In "Entitled" for 4 yr (since Oct 27, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (282 housing units across 0 permits).
- St Anton Apartments @ Natomas (Fee estimate)0.36 mi N
In "Fee estimate" for 5 yr (since Oct 26, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (250 housing units, $82,663,660 declared valuation across 1 permit).
- Entrada - Plan 6 (Entitled)0.49 mi S
In "Entitled" for 6.1 yr (since Sep 22, 2020), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (10 housing units across 0 permits).
- California Northstate University Medical Center (In review)0.33 mi W
In "In review" for 4.5 yr (since Apr 29, 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 ($95,809,400 declared valuation across 5 permits).
Entity-resolved builders & contractors in ½ mile: Gp Development (3 on parcel, 6 in ½ mi · Remodel / interior alteration); Beazer Homes (112 in ½ mi · New single-family home); Signature Homes (48 in ½ mi · New single-family home); The Spanos (6 in ½ mi · New multifamily / condos / mixed-use); Blue Mountain Construction Services (4 in ½ mi · New multifamily / condos / mixed-use).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-1906758 | Commercial tenant improvement | Certificate of Occupancy | Iss. Nov 1, 2019 | $2,235,000 | EPC - Remodel of existing 79,940 SF office building for occupancy by State agency tenant. Modification to existing floor… |
| CF-1914878 | Fire alarm / sprinkler | Issued | Iss. Aug 8, 2019 | — | Modify sprinkler and fire alarm. 642 Heads; 79940 Sq.ft.; 108 devices;. |
| COM-1906305 | Commercial tenant improvement | Finaled | Iss. May 8, 2019 | $100,000 | Accessibility upgrades to include: Exterior Improvements: Paths of travel that affect ramps, walkways, stairs and signag… |
| SUB-1906418 | Plan revision / deferred submittal | Abandoned | App. Apr 12, 2019 | $2,235,000 | EPC Submittal - Remodel of Commercial Building - Modification to existing floorplan including new walls, modification to… |