3920 E Commerce Way
Sacramento 95834 · Natomas Crossing · City of Sacramento · Coordinates: 38.64055, -121.51928
Executive Verdict · Public-Records Synthesis
Zoned R-3-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $483,000 ($425,000–$541,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through May 16, 2025, 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: Arena Brownstone Living (0.27 mi NE, 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 (~$5,956/yr at $483,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$496/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:
- 1,863 sq ft (0.04 ac)
- Assessor use:
- Residential · Single Family · Row House
- Tax rate area:
- 03314
- Addresses on lot:
- 3920 E COMMERCE WAY
Zoning & Land Use
R-3-PUD — Multi-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-3 (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-3 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-3 (multifamily residential), 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: $425,000 – $541,000 · 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)0.27 mi NE
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).
- Yolo Federal Credit Union (Finaled / completed)0.16 mi N
High-impact scale ($2,500,000 declared valuation across 4 permits). current_status changed to "Certificate of Occupancy" in snapshot Nov 1, 2026.
- Natomas III Apartments (Finaled / completed)0.21 mi SW
High-impact scale (57 housing units, $11,351,610 declared valuation across 66 permits).
- Chipotle Cold Shell (Finaled / completed)0.18 mi NW
High-impact scale ($2,200,000 declared valuation across 7 permits).
Entity-resolved builders & contractors in ½ mile: Banconn Enterprise (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Bell Brothers Heating And Air (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Beazer Homes (664 in ½ mi · New single-family home); Signature Homes (130 in ½ mi · New single-family home); Sliman West (63 in ½ mi · New single-family home).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2510045 | Plumbing / water heater / sewer | Finaled | Iss. May 16, 2025 | $45,000 | Remodel Permit: NON STRUCTURAL-Water damage repairs: Upper level: 64 square feet of dry wall. 25 square feet of insulat… |
| RES-2110190 | Plumbing / water heater / sewer | Expired Permit | Iss. May 12, 2021 | $3,238 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |