2800 Del Paso Rd
Sacramento 95834 · RP - Sports Complex · City of Sacramento · Coordinates: 38.65482, -121.52428
Executive Verdict · Public-Records Synthesis
Zoned EC-65-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $609,000 ($536,000–$682,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$132,750 contributory est.)
Public building records show issued construction/renovation work on this parcel (86 total permits, latest Sep 3, 2025).
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
Chipotle Mexican Grill: In "Fee estimate" for 9 yr (since Oct 27, 2017), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Homecoming at Creekside (0.24 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 (~$7,393/yr at $609,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$616/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:
- 271,814 sq ft (6.24 ac)
- Assessor use:
- Retail / Commercial · Shopping Center · Neighborhood
- Tax rate area:
- 03314
- Addresses on lot:
- 2490 DEL PASO RD; 2800 DEL PASO RD; 2800 DEL PASO RD STE 100 STE 100
Zoning & Land Use
EC-65-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: $536,000 – $682,000 · 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
- Chipotle Mexican Grill (Fee estimate)On this parcel
In "Fee estimate" for 9 yr (since Oct 27, 2017), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150).
- Homecoming at Creekside (Fee estimate)0.24 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).
- EV charger (COM-2419464) (Finaled)On this parcel
Issued after 8 mo (5.8× the 40d median) — slower than 90% of ev charger permits in City of Sacramento (median 40d, 90th pct 190d, n=225).
- Plan revision / deferred submittal (SUB-1920673) (Abandoned)On this parcel
Pending in review for 7.1 yr (62.9× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Entity-resolved builders & contractors in ½ mile: Buzz Oates Construction (16 on parcel, 33 in ½ mi · Commercial tenant improvement); Tri Quest Builders And Developers (3 on parcel, 4 in ½ mi · Commercial tenant improvement); Blue Northern Builders (3 on parcel, 4 in ½ mi · Plan revision / deferred submittal); Illuminated Creations (4 on parcel, 4 in ½ mi · Sign); Valley Fire And Security Alarms (4 on parcel, 4 in ½ mi · Fire alarm / sprinkler).
Permit & Project History on This Parcel (86 permits, 2 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2518417 | Roof replacement | Expired Permit | Iss. Sep 3, 2025 | $73,609 | E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 120 squares of TPO Single Ply. CRRC: 0676-0001 |
| COM-2419464 | EV charger | Finaled | Iss. Apr 23, 2025 | $250,000 | EPC - INSTALLATION OF 12 EV CHARGING STATIONS |
| COM-2421296 | General repair | Finaled | Iss. Nov 4, 2024 | $60,000 | EPC - Repair fire damage |