4100 E Commerce Way
Sacramento 95834 · RP - Sports Complex · City of Sacramento · Coordinates: 38.64484, -121.51915
Executive Verdict · Public-Records Synthesis
Zoned EC-40-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $494,000 ($435,000–$553,000).
Upsides & Opportunities
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Dec 18, 2023, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in RP - Sports Complex
26 substantial renovation & housing permits over 24 months (48.1 per 1,000 parcels vs. 30.4 citywide baseline) (#71 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (RP - Sports Complex)
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
Commercial tenant improvement (COM-2225904): Issued after 12 mo (6.0× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Arena Brownstone Living (0.16 mi SE, entitled). 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 (~$6,082/yr at $494,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$507/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:
- 9,615 sq ft (0.22 ac)
- Assessor use:
- Office · Medical / Dental · Planned Unit Development
- Tax rate area:
- 03314
- Addresses on lot:
- 4100 E COMMERCE WAY; 4100 E COMMERCE WAY # 100 # 100; 4100 E COMMERCE WAY # 120 # 120
Zoning & Land Use
EC-40-PUD — Employment Center Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 4)
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: $435,000 – $553,000 · 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
Developments Deserving Closer Investigation & Active Area Builders
- Arena Brownstone Living (Entitled)0.16 mi SE
In "Entitled" for 4 yr (since Oct 27, 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 (282 housing units across 0 permits).
- Natomas II Apartments (Entitled)0.2 mi S
In "Entitled" for 6.5 yr (since May 28, 2020), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (472 housing units across 0 permits).
- Entrada - Plan 6 (Entitled)0.4 mi SE
In "Entitled" for 6.1 yr (since Sep 22, 2020), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (10 housing units across 0 permits).
- California Northstate University Medical Center (In review)0.25 mi N
In "In review" for 4.5 yr (since Apr 29, 2022), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($95,809,400 declared valuation across 5 permits).
Entity-resolved builders & contractors in ½ mile: Beachum Construction (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Bonney Plumbing (1 on parcel, 1 in ½ mi · HVAC / heat pump); Signal Service (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Beazer Homes (401 in ½ mi · New single-family home); Signature Homes (125 in ½ mi · New single-family home).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2225904 | Commercial tenant improvement | Finaled | Iss. Dec 18, 2023 | $684,150 | EPC - Remodel existing outpatient clinic 1,758sqft suite and expand existing pediatric clinic office into the adjacent v… |
| COM-2120611 | Fire alarm / sprinkler | Expired Permit | Iss. Oct 5, 2021 | $199 | EPC - Add a cellular communicator to an existing commercial fire alarm system; all wiring, devices and appliances shall … |
| COM-2115890 | HVAC / heat pump | Expired Permit | Iss. Jul 22, 2021 | $50,000 | Gas split system c/o. The existing unit shall be removed. The new unit shall be placed in the same location as the exist… |