1589 W El Camino Ave
Sacramento 95833 · South Natomas · City of Sacramento · Coordinates: 38.61359, -121.49713
Executive Verdict · Public-Records Synthesis
Zoned SC-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $503,000 ($443,000–$563,000).
Upsides & Opportunities
- ✓ 10 documented municipal building permits on file
On-parcel permit history is indexed through Jun 28, 2023, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Sutter Greens 2.0 Apartments (0.44 mi W, 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 (~$6,184/yr at $503,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$515/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:
- 87,991 sq ft (2.02 ac)
- Assessor use:
- Retail / Commercial · Shopping Center · Neighborhood
- Tax rate area:
- 03123
- Addresses on lot:
- 1585 W EL CAMINO AVE; 1589 W EL CAMINO AVE; 1589 W EL CAMINO AVE STE 101 STE 101
Zoning & Land Use
SC-PUD — Shopping Center Zone (C)
2040 General Plan: Commercial Mixed Use (FAR up to 4)
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 06067C0176J, 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: $443,000 – $563,000 · 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)0.44 mi W
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).
- 2770 Truxel Rd ADU (Entitled)0.19 mi N
In "Entitled" for 5.4 yr (since Jun 2, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- SFR to DUPLEX (Issued)0.27 mi W
Active in "Issued" for 6.4 yr (first record Jul 7, 2020) with no new permit activity recorded in 6 yr.
- New home at 2519 Reiner Way (Issued)0.37 mi E
Active in "Issued" for 7.6 yr (first record Apr 3, 2019) with no new permit activity recorded in 2.5 yr.
Entity-resolved builders & contractors in ½ mile: Cal Signs (2 on parcel, 2 in ½ mi · Sign); Zen Green Construction (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Tommy Tran Construction (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Ktd Construction (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Gusar Electric (1 on parcel, 1 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (10 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| SIG-2312222 | Sign | Expired Permit | Iss. Jun 28, 2023 | $2,500 | INSTALLATION OF 1 ELECTRICAL SIGNAGE ILLUMINATED WITH LEDS ONTO THE FRONT OF THE BUILDING. |
| COM-2308638 | Commercial tenant improvement | Expired Permit | Iss. Jun 28, 2023 | $13,000 | EPC - Interior ONLY: suite 106 1. Remodel the existing restroom 2. Add under sink instant water heater for the restr… |
| SIG-1912596 | Sign | Expired Permit | Iss. Jul 31, 2019 | $2,800 | Install (1) Attached / Illuminated Wall Sign |
| COM-1906490 | Commercial tenant improvement | Finaled | Iss. Jun 4, 2019 | $40,000 | Remodel to include; new partitions, add plumbing, electrical, HVAC. Adding swtich in room and hallway. Relocate lighting… |
| SIG-1903385 |