160 Promenade Cir
Sacramento 95834 · City of Sacramento · Coordinates: 38.63673, -121.50051
Executive Verdict · Public-Records Synthesis
Zoned EC-50-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $545,000 ($463,000–$627,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$29,095 contributory est.)
Public building records show issued construction/renovation work on this parcel (9 total permits, latest May 14, 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
Plan revision / deferred submittal (SUB-1905413): Pending in review for 7.6 yr (68.0× 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Holiday Inn (0.18 mi 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 (~$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:
- 301,435 sq ft (6.92 ac)
- Assessor use:
- Office · Office (General) · Multiple Stories
- Tax rate area:
- 03325
- Addresses on lot:
- 160 PROMENADE CIR; 160 PROMENADE CIR # 100 # 100; 160 PROMENADE CIR # 150 # 150
Zoning & Land Use
EC-50-PUD — Employment 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 EC (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned EC (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned EC (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: $463,000 – $627,000 · 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 216 total building permits recorded within ½ mile.
- New construction18 permits (756 units)
Developments Deserving Closer Investigation & Active Area Builders
- Holiday Inn (In review)0.18 mi 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)0.15 mi N
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)0.3 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)200 ft NW
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 (1 on parcel, 7 in ½ mi · Commercial tenant improvement); Jeff Gunnell Construction (2 on parcel, 4 in ½ mi · Commercial tenant improvement); Marketone Builders (2 on parcel, 4 in ½ mi · Commercial tenant improvement); Integrated Fire (2 on parcel, 2 in ½ mi · Fire alarm / sprinkler); Air Service And Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (9 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2608433 | Fire alarm / sprinkler | Finaled | Iss. May 14, 2026 | $5,000 | EPC - Fire Alarm System TI - Provide and Install (10) new notification appliances. |
| COM-2603062 | Commercial tenant improvement | Finaled | Iss. Apr 24, 2026 | $400,000 | EPC - 1. INTERIOR MODIFICATIONS OF EXISTING OCCUPIED SUITE 115. 2. REMOVAL / DEMOLITION OF SOME EXISTING NON-STRUCTURAL… |
| COM-2012198 | Commercial tenant improvement | Finaled | Iss. Sep 15, 2020 | $1,382,099 | EPC - Office remodel for BOE, CA State Department, Interior remodel-new interior walls, new electrical receptacles, new … |
| COM-2011447 | Remodel / interior alteration | Expired Permit | Iss. Jul 15, 2020 | $20,900 | EPC - SUITE-100 /200 - Interior demolition permit-remove interior non-load bearing walls, fixtures and finishes; DOOR FR… |