4470 Louvre Ln
Sacramento 95834 · RP - Sports Complex · City of Sacramento · Coordinates: 38.65245, -121.52719
Executive Verdict · Public-Records Synthesis
Zoned EC-50-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $435,000 ($383,000–$487,000).
Upsides & Opportunities
- ✓ 13 documented municipal building permits on file
On-parcel permit history is indexed through Dec 11, 2019, 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
See COM-1700276: Active in "Issued" for 9.9 yr (first record Dec 30, 2016) with no new permit activity recorded in 6.9 yr.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Homecoming at Creekside (0.46 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 (~$5,409/yr at $435,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$451/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:
- 1,375 sq ft (0.03 ac)
- Assessor use:
- Residential · Single Family · Row House
- Tax rate area:
- 03314
- Addresses on lot:
- 4470 LOUVRE LN
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: $383,000 – $487,000 · 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
- Homecoming at Creekside (Fee estimate)0.46 mi NE
In "Fee estimate" for 23 mo (since Dec 19, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (186 housing units, $42,986,912 declared valuation across 1 permit).
- See COM-1700276 (Issued)On this parcel
Active in "Issued" for 9.9 yr (first record Dec 30, 2016) with no new permit activity recorded in 6.9 yr.
- 4200 Duckhorn Drive - Fee Estimate (Fee estimate)0.28 mi SW
In "Fee estimate" for 15 mo (since Aug 21, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). High-impact scale ($8,713,000 declared valuation across 1 permit).
- Home2Suites at Duckhorn (Fee estimate)0.42 mi W
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).
Entity-resolved builders & contractors in ½ mile: Blue Mountain Construction Services (1 on parcel, 205 in ½ mi · New single-family home); Buzz Oates Construction (28 in ½ mi · Commercial tenant improvement); Pwc California Builders (14 in ½ mi · New multifamily / condos / mixed-use); Ssw Construction (9 in ½ mi · Commercial tenant improvement); Marketone Builders (6 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (13 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-1916041 | New single-family home | Finaled | Iss. Dec 11, 2019 | $189,901 | SCIP-Plan 8A Tuscany-New 2 Story Single Family Residence-1st Floor: 486, 2nd Floor: 908, Garage: 429, Covered Porch: 31.… |
| RES-1812746 | New single-family home | Estimate | App. Jul 3, 2018 | $182,993 | Townhome Plan A this estimate is for a single unit. There will be 62 identical A units in this development. This is a … |
| COM-1700276 | Other | Estimate | App. Jan 6, 2017 | $2,016,220 | Fee estimate for site development of a 134 structure residential development totaling 233 residential units (detached co… |
| RES-1700118 | New single-family home | Estimate | App. Jan 4, 2017 |