4451 El Centro Rd
Sacramento 95834 · Sundance Lake · City of Sacramento · Coordinates: 38.65259, -121.54140
Executive Verdict · Public-Records Synthesis
Zoned SC-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $187,000 ($165,000–$209,000).
Upsides & Opportunities
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Aug 17, 2016, 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)
- ! Delayed or open permit activity on this parcel
Sign (SIG-1607128): Issued after 3 mo (5.4× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Home2Suites at Duckhorn (0.4 mi E, 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 (~$2,582/yr at $187,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$215/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:
- 1,955,844 sq ft (44.90 ac)
- Assessor use:
- Vacant · Acreage (10-49ac)
- Tax rate area:
- 03325
- Addresses on lot:
- 4451 EL CENTRO RD
Zoning & Land Use
SC-PUD — Shopping Center Zone (C)
2040 General Plan: Commercial Mixed Use (FAR up to 1)
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 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: $165,000 – $209,000 · 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
- Home2Suites at Duckhorn (Fee estimate)0.4 mi E
In "Fee estimate" for 3 yr (since Nov 28, 2023), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($15,330,867 declared valuation across 1 permit).
- NE Corner of Del Paso Road & El Centro Road (Fee estimate)0.43 mi NE
In "Fee estimate" for 5.7 yr (since Feb 24, 2021), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($54,086,450 declared valuation across 1 permit).
- Sign (SIG-1607128) (Finaled)On this parcel
Issued after 3 mo (5.4× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
- Sign (SIG-1607125) (Finaled)On this parcel
Issued after 3 mo (5.4× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
Entity-resolved builders & contractors in ½ mile: Marketshare (2 on parcel, 2 in ½ mi · Sign); K Hovnanian Companies Of California (628 in ½ mi · New single-family home); Lennar Homes Of California (69 in ½ mi · New single-family home); DR Horton Bay (41 in ½ mi · New single-family home); DR Horton (33 in ½ mi · New single-family home).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| SIG-1607128 | Sign | Finaled | Iss. Aug 17, 2016 | $750 | (EL CENTRO / DEL PASO) INSTALLATION OF (2) FREE STANDING NON-ILLUMINATED WOODED 8'X16' REGIONAL SUBDIVISION DIRECTIONAL … |
| SIG-1607125 | Sign | Finaled | Iss. Aug 17, 2016 | $750 | (MANERA RICA/ EL CENTRO) INSTALLATION OF (2) FREE STANDING NON-ILLUMINATED WOODED 8'X16' REGIONAL SUBDIVISION DIRECTIONA… |