2855 Karitsa Ave
Sacramento 95833 · Gateway West · City of Sacramento · Coordinates: 38.62719, -121.52619
Executive Verdict · Public-Records Synthesis
Zoned C-1-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $533,000 ($469,000–$597,000).
Upsides & Opportunities
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Jan 2, 2018, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: 3360 - 3540 Duckhorn (0.46 mi N, 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 (~$6,526/yr at $533,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$544/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:
- 67,954 sq ft (1.56 ac)
- Assessor use:
- Care / Health · Day Nursery
- Tax rate area:
- 03325
- Addresses on lot:
- 2855 KARITSA AVE
Zoning & Land Use
C-1-PUD — Limited Commercial Zone (C)
2040 General Plan: Neighborhood (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-1 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-1 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-1 (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: $469,000 – $597,000 · Status: Off market
HUD Small Area FMR (ZIP 95833) · FY 2026
Studio $1,920 · 1BR $2,020 · 2BR $2,480 · 3BR $3,300 · 4BR $3,810
Developments Deserving Closer Investigation & Active Area Builders
- 3360 - 3540 Duckhorn (Fee estimate)0.46 mi N
In "Fee estimate" for 9.3 yr (since Aug 10, 2017), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($35,429,290 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Eaglelift (2 on parcel, 2 in ½ mi · General repair); Bkb Construction (13 in ½ mi · Remodel / interior alteration); Beazer Homes (12 in ½ mi · New single-family home); Connected Technology (10 in ½ mi · Remodel / interior alteration); Premier Pools (6 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-1721750 | General repair | Finaled | Iss. Jan 2, 2018 | $40,000 | VOLUNTARY REMEDIAL FOUNDATION LEVELING-INSTALLATION OF 38 PUSH PIERS. |
| RES-1721744 | General repair | Void | App. Nov 27, 2017 | $40,000 | VOLUNTARY REMEDIAL FOUNDATION LEVELING.-INSTALLATION OF PUSH PIERS |