4450 E Commerce Way
Sacramento 95834 · RP - Sports Complex · City of Sacramento · Coordinates: 38.65345, -121.52453
Executive Verdict · Public-Records Synthesis
Zoned EC-40-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $509,000 ($448,000–$570,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$32,230 contributory est.)
Public building records show issued construction/renovation work on this parcel (10 total permits, latest Aug 17, 2026).
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
General repair (COM-2609186): Issued after 3 mo (7.3× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
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 (0.31 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 (~$6,253/yr at $509,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$521/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:
- 362,855 sq ft (8.33 ac)
- Assessor use:
- Industrial · Warehouse · Office / Warehouse
- Tax rate area:
- 03314
- Addresses on lot:
- 4450 E COMMERCE WAY
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: $448,000 – $570,000 · 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)0.31 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).
- 4200 Duckhorn Drive - Fee Estimate (Fee estimate)0.44 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).
- California Northstate University Medical Center (In review)0.48 mi SE
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).
- General repair (COM-2609186) (Finaled)On this parcel
Issued after 3 mo (7.3× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
Entity-resolved builders & contractors in ½ mile: West Fork Construction (1 on parcel, 5 in ½ mi · Commercial tenant improvement); Quality Telecom Consultants (2 on parcel, 2 in ½ mi · Other); Wicomm (1 on parcel, 1 in ½ mi · General repair); Unlimited Communications (1 on parcel, 1 in ½ mi · Electrical / panel); Pacific Inland And Associates (1 on parcel, 1 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (10 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2609186 | General repair | Finaled | Iss. Aug 17, 2026 | $75,000 | EPC - Replacing (8) (E) antennas and (8) (E) RRU's with (9) (N) antennas and (4) (N) RRU's on existing tower. |
| COM-2313641 | Remodel / interior alteration | Finaled | Iss. Oct 30, 2023 | $25,000 | EPC - A modification of an existing Verizon Wireless unmanned telecommunication facility consisting of: Installing two n… |
| COM-2311827 | Other | Withdrawn | App. Jun 9, 2023 | $25,000 | EPC- Version Cell Tower - Installing two new microwave dishes on new mounts on the existing shelter rooftop. Installing … |
| COM-2120949 | Electrical / panel | Finaled | Iss. Feb 1, 2022 | $50,000 | EPC - REMOVE: (8) panel type antennas, (8) radio types, (8) radios and decom cabinet, (4) radios in equip area, (8) Dipl… |