2025 W El Camino Ave
Sacramento 95833 · South Natomas · City of Sacramento · Coordinates: 38.61520, -121.50627
Executive Verdict · Public-Records Synthesis
Zoned R-2B in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $452,000 ($398,000–$506,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2B 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 Jan 19, 2024, 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
Roof replacement (COM-2320880): Issued after 2 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Sutter Greens 2.0 Apartments (0.2 mi S, 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 (~$5,603/yr at $452,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$467/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:
- 218,671 sq ft (5.02 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03123
- Addresses on lot:
- 2025 W EL CAMINO AVE; 2055 W EL CAMINO AVE; 2055 W EL CAMINO AVE # 1000 # 1000
Zoning & Land Use
R-2B — 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-2B (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-2B (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-2B (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: $398,000 – $506,000 · 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
- Sutter Greens 2.0 Apartments (Entitled)0.2 mi S
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).
- El Camino Apartments - ESTIMATE (Fee estimate)0.39 mi W
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)0.47 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).
- Roof replacement (COM-2320880) (Finaled)On this parcel
Issued after 2 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
Entity-resolved builders & contractors in ½ mile: Blue Pine Construction (1 on parcel, 10 in ½ mi · Commercial tenant improvement); Tri County Plumbing And Drain Cleaning (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Central Glass (1 on parcel, 2 in ½ mi · Commercial tenant improvement); Ati Restoration (1 on parcel, 1 in ½ mi · Roof replacement); Descor (25 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (5 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2401359 | Windows / doors / siding | Finaled | Iss. Jan 19, 2024 | $2,570 | install a living room retrofit patio door like for like size and location meets title 24 |
| COM-2320880 | Roof replacement | Finaled | Iss. Nov 22, 2023 | $725,000 | EPC - building 13, units 785-788, 885-888----REPLACE INTERIOR FINISHES, INSULATION, INTERIOR DOORS, KITCHEN FIXTURES, BA… |
| COM-2314426 | Plumbing / water heater / sewer | Expired Permit | Iss. Jul 12, 2023 | $10,675 | Change-out installation of Gas - 100 gallon to Gas - 100 gallon, located outside building, within Existing Exterior Encl… |
| COM-2314423 | Plumbing / water heater / sewer | Expired Permit |