4461 E Commerce Way
Sacramento 95834 · RP - Sports Complex · City of Sacramento · Coordinates: 38.65350, -121.52636
Executive Verdict · Public-Records Synthesis
Zoned HC-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $545,000 ($480,000–$610,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$14,400 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Oct 13, 2021).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in RP - Sports Complex
26 substantial renovation & housing permits over 24 months (48.1 per 1,000 parcels vs. 30.4 citywide baseline) (#71 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (RP - Sports Complex)
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
Solar / battery storage (COM-2106144): Issued after 2 mo — slower than 90% of solar / battery storage permits in City of Sacramento (median 3d, 90th pct 27d, n=3,950).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Homecoming at Creekside (0.38 mi NE, 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 (~$6,663/yr at $545,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$555/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:
- 43,168 sq ft (0.99 ac)
- Assessor use:
- Retail / Commercial · Vehicle Oriented · Service Station
- Tax rate area:
- 03314
- Addresses on lot:
- 4461 E COMMERCE WAY
Zoning & Land Use
HC-PUD — Highway Commercial Zone (C)
2040 General Plan: Office Mixed Use (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned HC (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned HC (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned HC (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: $480,000 – $610,000 · 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
- Homecoming at Creekside (Fee estimate)0.38 mi NE
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).
- 4200 Duckhorn Drive - Fee Estimate (Fee estimate)0.36 mi SW
In "Fee estimate" for 15 mo (since Aug 21, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). High-impact scale ($8,713,000 declared valuation across 1 permit).
- Home2Suites at Duckhorn (Fee estimate)0.44 mi W
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).
- Solar / battery storage (COM-2106144) (Finaled)On this parcel
Issued after 2 mo — slower than 90% of solar / battery storage permits in City of Sacramento (median 3d, 90th pct 27d, n=3,950).
Entity-resolved builders & contractors in ½ mile: Dc Solar Electric (1 on parcel, 1 in ½ mi · Solar / battery storage); Bay Alarm (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Blue Mountain Construction Services (203 in ½ mi · New single-family home); Buzz Oates Construction (28 in ½ mi · Commercial tenant improvement); Pwc California Builders (14 in ½ mi · New multifamily / condos / mixed-use).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2122063 | Plan revision / deferred submittal | Complete | App. Oct 13, 2021 | — | EPC - REVISION TO COM-2106144: REVISION TO INVERTOR LOCATION TO ROOF, LAYOUT CHANGE, SOLAR SIZE INCREASE FROM 33.58KW TO… |
| COM-2106144 | Solar / battery storage | Finaled | Iss. Jun 8, 2021 | $115,185 | EPC - 33.58kw Solar PV System, and 0gal Solar WH System (water heater installed null). SEE REVISION COM-2122063: REVI… |
| COM-2007391 | Fire alarm / sprinkler | Finaled | Iss. May 22, 2020 | $450 | EPC - ADD A CELLULAR COMMUNICATOR TO THIS EXISTING FIRE ALARM SYSTEM. |