3521 Del Paso Rd
Sacramento 95835 · Westlake · City of Sacramento · Coordinates: 38.65627, -121.54170
Executive Verdict · Public-Records Synthesis
Zoned SC-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $682,000 ($600,000–$764,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$22,897 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Oct 31, 2019).
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
Plan revision / deferred submittal (SUB-1918852): Pending in review for 7.1 yr (63.4× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: NE Corner of Del Paso Road & El Centro Road (0.25 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 (~$8,225/yr at $682,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$685/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:
- 81,893 sq ft (1.88 ac)
- Assessor use:
- Retail / Commercial · Small Retail · Single Tenant
- Tax rate area:
- 03325
- Addresses on lot:
- 3521 DEL PASO RD
Zoning & Land Use
SC-PUD — Shopping Center Zone (C)
2040 General Plan: Commercial Mixed Use (FAR up to 1)
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 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: $600,000 – $764,000 · 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
- NE Corner of Del Paso Road & El Centro Road (Fee estimate)0.25 mi NE
In "Fee estimate" for 5.7 yr (since Feb 24, 2021), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($54,086,450 declared valuation across 1 permit).
- Home2Suites at Duckhorn (Fee estimate)0.41 mi E
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).
- Plan revision / deferred submittal (SUB-1918852) (Abandoned)On this parcel
Pending in review for 7.1 yr (63.4× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- Ascent Workforce Housing on Del Paseo Rd. (Finaled / completed)310 ft NE
High-impact scale (24 housing units, 24 deed-restricted affordable, $120,000 declared valuation across 25 permits).
Entity-resolved builders & contractors in ½ mile: Aes Mechanical Services Group (2 on parcel, 2 in ½ mi · Plan revision / deferred submittal); K Hovnanian Companies Of California (411 in ½ mi · New single-family home); DR Horton Bay (39 in ½ mi · New single-family home); Lennar Homes Of California (34 in ½ mi · New single-family home); DR Horton (26 in ½ mi · New single-family home).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-1919128 | Remodel / interior alteration | Finaled | Iss. Oct 31, 2019 | $57,821 | EPC Submittal - Remove & replace 6 packaged commercial HVAC rooftop units, no duct work, new units will be placed in sam… |
| SUB-1918852 | Plan revision / deferred submittal | Abandoned | App. Oct 1, 2019 | $53,056 | EPC Submittal - Addition to Commercial Building - Remove & replace 6 packaged commercial HVAC rooftop units, no duct wor… |