4090 E Commerce Way
Sacramento 95834 · RP - Sports Complex · City of Sacramento · Coordinates: 38.64416, -121.51885
Executive Verdict · Public-Records Synthesis
Zoned C-2-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $577,000 ($508,000–$646,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$46,080 contributory est.)
Public building records show issued construction/renovation work on this parcel (26 total permits, latest May 14, 2020).
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
Plan revision / deferred submittal (SUB-1925366): Pending in review for 6.9 yr (61.4× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
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 (0.13 mi E, 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 (~$7,028/yr at $577,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$586/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:
- 91,912 sq ft (2.11 ac)
- Assessor use:
- Residential · Hotel
- Tax rate area:
- 03314
- Addresses on lot:
- 4090 E COMMERCE WAY
Zoning & Land Use
C-2-PUD — General Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 4)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-2 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-2 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-2 (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: $508,000 – $646,000 · 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)0.13 mi E
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)0.16 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)0.35 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)0.29 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: Eleven Western Builders (10 on parcel, 10 in ½ mi · Plan revision / deferred submittal); The Fireout Sprinkler (2 on parcel, 2 in ½ mi · Plan revision / deferred submittal); Yesco Signs (2 on parcel, 2 in ½ mi · Sign); Eagle Pools (1 on parcel, 1 in ½ mi · Pool / spa); Nt Electric (1 on parcel, 1 in ½ mi · Solar / battery storage).
Permit & Project History on This Parcel (26 permits, 1 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2008030 | Plan revision / deferred submittal | Complete | App. May 14, 2020 | — | EPC - revision to COM-1925427 1. feeder size change 2. solar panel layout change 3. update structural calculation |
| COM-2007036 | Plan revision / deferred submittal | Complete | App. Apr 29, 2020 | — | EPC - Revisions to permit COM-1925427 Revision detail:1. revised feeder size 2. update solar panel layout |
| SIG-2003031 | Sign | Finaled | Iss. Feb 26, 2020 | $1,100 | Install 1 illuminated set of address numbers. |
| COM-1925427 | Solar / battery storage | Finaled |