2861 Del Paso Rd
Sacramento 95835 · Creekside · City of Sacramento · Coordinates: 38.65637, -121.52495
Executive Verdict · Public-Records Synthesis
Zoned C-2-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $637,000 ($561,000–$713,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$20,196 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Aug 27, 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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Homecoming at Creekside (0.22 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 (~$7,712/yr at $637,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$643/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:
- 32,539 sq ft (0.75 ac)
- Assessor use:
- Retail / Commercial · Shopping Center · Neighborhood
- Tax rate area:
- 03325
- Addresses on lot:
- 2861 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: $561,000 – $713,000 · 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 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).
- Fairfield by Marriott Hotel (Issued)0.35 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).
- Provence - BLDG 4 (Finaled / completed)0.3 mi SW
High-impact scale (6 housing units, $327,574 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Dbsi (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Lin R Rogers Electrical Contractors (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Johnson Controls Fire Protection (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Blue Mountain Construction Services (197 in ½ mi · New single-family home); Buzz Oates Construction (31 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2609415 | Commercial tenant improvement | Issued | Iss. Aug 27, 2026 | $630,000 | EXPEDITED - EPC - NEW FURNITURE AND FINISHES, RECONFIGURED ADA COMPLIANT RESTROOM, MODIFIED TELLER LINE, NEW WELLNESS R… |
| COM-2220906 | Fire alarm / sprinkler | Finaled | Iss. Oct 14, 2022 | $3,000 | EPC - Replace a faulty fire alarm cellular communicator. Bank of America is under fire watch at this time. |
| COM-1913978 | Remodel / interior alteration | Finaled | Iss. Aug 23, 2019 | $51,000 | LED exterior retrofit. Add (7) new fixtures, replace (14) fixtures, and install (1) new pole light |