4800 Kokomo Dr
Sacramento 95835 · Creekside · City of Sacramento · Coordinates: 38.65950, -121.52318
Executive Verdict · Public-Records Synthesis
Zoned R-4-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $581,000 ($511,000–$651,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-4-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$28,159 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Mar 24, 2017).
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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Homecoming at Creekside (0.22 mi SE, 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 (~$7,073/yr at $581,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$589/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:
- 310,147 sq ft (7.12 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03325
- Addresses on lot:
- 4800 KOKOMO DR; 4800 KOKOMO DR APT 2311 APT 2311; 4800 KOKOMO DR APT 2312 APT 2312
Zoning & Land Use
R-4-PUD — Multi-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-4 (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-4 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-4 (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 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: $511,000 – $651,000 · Status: Off market
HUD Small Area FMR (ZIP 95835) · FY 2026
Studio $2,200 · 1BR $2,310 · 2BR $2,840 · 3BR $3,780 · 4BR $4,360
Developments Deserving Closer Investigation & Active Area Builders
- Homecoming at Creekside (Fee estimate)0.22 mi SE
In "Fee estimate" for 23 mo (since Dec 19, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (186 housing units, $42,986,912 declared valuation across 1 permit).
- Sutter Health Natomas Medical Office (Fee estimate)0.21 mi SE
In "Fee estimate" for 10.1 yr (since Sep 26, 2016), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($30,000,000 declared valuation across 1 permit).
- Day Care Estimate (Fee estimate)0.22 mi SE
In "Fee estimate" for 8.7 yr (since Mar 2, 2018), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($1,985,788 declared valuation across 3 permits).
- Chipotle Mexican Grill (Fee estimate)0.33 mi S
In "Fee estimate" for 9 yr (since Oct 27, 2017), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150).
Entity-resolved builders & contractors in ½ mile: Wc Construction Services (4 on parcel, 5 in ½ mi · Remodel / interior alteration); Buzz Oates Construction (28 in ½ mi · Commercial tenant improvement); Pwc California Builders (14 in ½ mi · New multifamily / condos / mixed-use); Marketone Builders (12 in ½ mi · Commercial tenant improvement); John F Otto (6 in ½ mi · New commercial / non-residential building).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-1704499 | Remodel / interior alteration | Finaled | Iss. Mar 24, 2017 | $19,999 | (Bldg. #41- Unit # 4117) Kitchen Remodel to include: Counter Tops, Cabinets, Fixtures and Flooring, Bathroom to include… |
| COM-1704497 | Remodel / interior alteration | Finaled | Iss. Mar 24, 2017 | $19,999 | (Bldg. 39 - Unit # 3911) Kitchen Remodel to include: Counter Tops, Cabinets, Fixtures and Flooring, Bathroom to include… |
| COM-1704496 | Remodel / interior alteration | Finaled | Iss. Mar 24, 2017 | $19,999 | (Bldg #14 - Unit # 1412) Kitchen Remodel to include: Counter Tops, Cabinets, Fixtures and Flooring, Bathroom to include… |
| COM-1704494 | Remodel / interior alteration | Finaled | Iss. Mar 24, 2017 | $19,999 | (Bldg 29 - Unit # 2914) Kitchen Remodel to include: Counter Tops, Cabinets, Fixtures and Flooring, Bathroom to include … |