Promenade Cir # 106
Sacramento 95834 · City of Sacramento · Coordinates: 38.63670, -121.49853
Executive Verdict · Public-Records Synthesis
Zoned SC-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $590,000 ($502,000–$679,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$73,816 contributory est.)
Public building records show issued construction/renovation work on this parcel (21 total permits, latest Sep 25, 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
General repair (COM-2602409): Issued after 3 mo (6.8× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Holiday Inn (400 ft E, in review). 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 (~$7,176/yr at $590,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$598/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:
- 278,784 sq ft (6.40 ac)
- Assessor use:
- Office · Office (General) · Multiple Stories
- Tax rate area:
- 03325
- Addresses on lot:
- 180 PROMENADE CIR; 180 PROMENADE CIR STE 100 STE 100; 180 PROMENADE CIR STE 105 STE 105
Zoning & Land Use
SC-PUD — Shopping Center Zone (C)
2040 General Plan: Office Mixed Use (FAR up to 2)
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 06067C0063J, 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: $502,000 – $679,000 · 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
Nearby Activity (½ mile radius, since November 2024)
5 active or recent development projects (469 housing units across completed, permitted, and pipeline stages) and 219 total building permits recorded within ½ mile.
- New construction18 permits (756 units)
Developments Deserving Closer Investigation & Active Area Builders
- Holiday Inn (In review)400 ft E
In "In review" for 22 mo (since Jan 22, 2025), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($12,000,000 declared valuation across 1 permit). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
- Birchway Natomas Apartments (Issued)0.2 mi NW
Active in "Issued" for 2.8 yr (first record Jan 25, 2024) with no new permit activity recorded in 7 mo. High-impact scale (42 housing units, $6,512,355 declared valuation across 43 permits). current_status changed to "Plan Check Target" in snapshot Nov 1, 2026.
- Fong Ranch Apartments - Version 2 (Fee estimate)0.22 mi SE
In "Fee estimate" for 4.6 yr (since Apr 14, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (384 housing units, $91,000,000 declared valuation across 2 permits).
- Birchway at Natomas Apartments (Entitled)0.14 mi W
In "Entitled" for 15 mo (since Aug 26, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (378 housing units across 0 permits).
Entity-resolved builders & contractors in ½ mile: Icon General Contractors (6 on parcel, 7 in ½ mi · Commercial tenant improvement); Marketone Builders (2 on parcel, 4 in ½ mi · Commercial tenant improvement); Jeff Gunnell Construction (3 on parcel, 4 in ½ mi · Commercial tenant improvement); Jbs Builders (3 on parcel, 3 in ½ mi · Commercial tenant improvement); Foundation Soil Stabilization (2 on parcel, 2 in ½ mi · General repair).
Permit & Project History on This Parcel (21 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2617368 | General repair | Issued | Iss. Sep 25, 2026 | $497,965 | EPC - REPAIR OF EXISTING SOILS BENEATH EXISTING FOUNDATION FOOTINGS |
| COM-2602409 | General repair | Issued | Iss. May 11, 2026 | $571,000 | EPC - REPAIR OF EXISTING SOILS BENEATH EXISTING FOUNDATION FOOTINGS |
| FPP-2503653 | Commercial tenant improvement | Finaled | Iss. Apr 10, 2025 | $139,971 | EPC - EXPEDITED - Tenant Improvements to include the following: Interior modifications of existing occupied suite 310,… |
| COM-2404221 | Commercial tenant improvement | Finaled | Iss. Feb 28, 2024 | $49,793 | EXPEDITED - EOTC-Interior demo - Demo Interior non load bearing walls, fixtures and finishes. |
| COM-2404057 |