2851 Del Paso Rd
Sacramento 95835 · Creekside · City of Sacramento · Coordinates: 38.65705, -121.52462
Executive Verdict · Public-Records Synthesis
Zoned C-2-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $581,000 ($511,000–$651,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$28,050 contributory est.)
Public building records show issued construction/renovation work on this parcel (11 total permits, latest Jan 28, 2026).
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
Fire alarm / sprinkler (COM-2414522): Issued after 5 mo (9.9× the 14d median) — slower than 90% of fire alarm / sprinkler permits in City of Sacramento (median 14d, 90th pct 71d, n=2,312).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Homecoming at Creekside (0.2 mi E, 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:
- 203,861 sq ft (4.68 ac)
- Assessor use:
- Retail / Commercial · Large Retail · Market
- Tax rate area:
- 03325
- Addresses on lot:
- 2851 DEL PASO RD
Zoning & Land Use
C-2-PUD — General Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-2 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-2 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-2 (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: $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)0.2 mi E
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).
- Fire alarm / sprinkler (COM-2414522) (Expired Permit)On this parcel
Issued after 5 mo (9.9× the 14d median) — slower than 90% of fire alarm / sprinkler permits in City of Sacramento (median 14d, 90th pct 71d, n=2,312).
- Commercial tenant improvement (COM-2215618) (Finaled)On this parcel
Issued after 12 mo (5.8× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
- Fairfield by Marriott Hotel (Issued)0.39 mi SW
Active in "Issued" for 20 mo (first record Feb 28, 2025) with no new permit activity recorded in 10 mo. High-impact scale ($12,658,601 declared valuation across 4 permits).
Entity-resolved builders & contractors in ½ mile: Barnum And Celillo Electric (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Tom Brown Construction (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Lexar Construction (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Hoff And Smith Pbm Service (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Tilton Pacific Construction (1 on parcel, 1 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (11 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2601754 | Plan revision / deferred submittal | Complete | App. Jan 28, 2026 | — | EPC - REVISION TO COM-2503866: Removal, replacement, & relocation of equipment and associated electrical and architectu… |
| COM-2503866 | Commercial tenant improvement | Finaled | Iss. May 8, 2025 | $60,000 | EPC - Project consists of interior renovations to relocate the drive-up-and-go room from back room to old bank space. E… |
| COM-2414522 | Fire alarm / sprinkler | Expired Permit | Iss. Nov 18, 2024 | $12,770 | EPC - installation of the Ansul fire system only in the deli |
| COM-2215618 | Commercial tenant improvement | Finaled | Iss. Jul 27, 2023 | $65,000 | EPC - Replace in-kind existing ovens in the bakery department of the store with a new Baxter #0V500G2-EE double rack ove… |