2025 W El Camino Ave
Sacramento 95833 · South Natomas · City of Sacramento · Coordinates: 38.61532, -121.51051
Executive Verdict · Public-Records Synthesis
Zoned R-3 in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $525,000 ($462,000–$588,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3 allows residential use qualifying for ministerial ADU review under state law (2 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$73,200 contributory est.)
Public building records show issued construction/renovation work on this parcel (17 total permits, latest Sep 25, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Homewood Suites & Hotel (Natomas) - Hotel & Site (0.42 mi SW, 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 (~$6,435/yr at $525,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$536/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:
- 473,933 sq ft (10.88 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03123
- Addresses on lot:
- 2025 W EL CAMINO AVE; 2035 W EL CAMINO AVE; 2035 W EL CAMINO AVE # 181 # 181
Zoning & Land Use
R-3 — Multi-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 1)
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 06067C0157J, 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: $462,000 – $588,000 · Status: Off market
HUD Small Area FMR (ZIP 95833) · FY 2026
Studio $1,920 · 1BR $2,020 · 2BR $2,480 · 3BR $3,300 · 4BR $3,810
Developments Deserving Closer Investigation & Active Area Builders
- Homewood Suites & Hotel (Natomas) - Hotel & Site (In review)0.42 mi SW
In "In review" for 23 mo (since Dec 23, 2024), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($28,000,000 declared valuation across 1 permit). current_status changed to "Verify" in snapshot Nov 1, 2026.
- El Camino Apartments - ESTIMATE (Fee estimate)0.18 mi SW
In "Fee estimate" for 6 yr (since Oct 30, 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 (125 housing units, $18,022,513 declared valuation across 1 permit).
- Multi-Unit Housing at Venture Oaks (Fee estimate)0.3 mi SW
In "Fee estimate" for 4.6 yr (since Apr 26, 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 (410 housing units, $103,000,000 declared valuation across 4 permits).
- Sutter Greens 2.0 Apartments (Entitled)0.35 mi SE
In "Entitled" for 5.1 yr (since Sep 23, 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 (190 housing units across 0 permits).
Entity-resolved builders & contractors in ½ mile: Blue Pine Construction (4 on parcel, 10 in ½ mi · Commercial tenant improvement); Central Glass (10 on parcel, 10 in ½ mi · Windows / doors / siding); Hangtown Electric (2 on parcel, 2 in ½ mi · Electrical / panel); Foothill Fire Protection (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Descor (27 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (17 permits, 1 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2520177 | Electrical / panel | Finaled | Iss. Sep 25, 2025 | $1,500 | Electrical Permit: FOR UNIT #189-Remove and replace 100 amp main breaker. Carbon monoxide & Smoke alarms required. Ref… |
| RES-2520071 | Electrical / panel | Void | App. Sep 23, 2025 | $1,500 | E-Permit: existing panel 100 Amps - Underground service, main breaker replacement. |
| COM-2515205 | Windows / doors / siding | Finaled | Iss. Jul 23, 2025 | $858 | Window Permit: Install a retrofit window in the guest bedroom, like for like in size and location. Meets the Title 24 a… |
| COM-2513593 | Windows / doors / siding |