4100 Innovator Dr
Sacramento 95834 · Natomas Crossing · City of Sacramento · Coordinates: 38.64508, -121.51133
Executive Verdict · Public-Records Synthesis
Zoned SC-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $576,000 ($507,000–$645,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$46,800 contributory est.)
Public building records show issued construction/renovation work on this parcel (49 total permits, latest Sep 23, 2021).
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)
- ! Delayed or open permit activity on this parcel
General repair (COM-2106649): Issued after 6 mo (12.6× 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Arena Brownstone Living (0.29 mi W, 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 (~$7,016/yr at $576,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$585/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:
- 450,410 sq ft (10.34 ac)
- Assessor use:
- Residential · High Rise Apartment
- Tax rate area:
- 03314
- Addresses on lot:
- 4100 INNOVATOR DR; 4110 INNOVATOR DR; 4110 INNOVATOR DR APT 1101 APT 1101
Zoning & Land Use
SC-PUD — Shopping Center Zone (C)
2040 General Plan: Commercial Mixed Use (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned SC (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned SC (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned SC (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: $507,000 – $645,000 · 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)0.29 mi W
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).
- Entrada - Plan 6 (Entitled)0.37 mi SW
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).
- Natomas II Apartments (Entitled)0.49 mi SW
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).
- Natomas Crossing Apartments (Finaled / completed)On this parcel
High-impact scale (60 housing units, $7,878,514 declared valuation across 44 permits).
Entity-resolved builders & contractors in ½ mile: The Spanos (29 on parcel, 29 in ½ mi · Plan revision / deferred submittal); Tech (6 on parcel, 6 in ½ mi · Fire alarm / sprinkler); Foothill Fire And Wire (2 on parcel, 2 in ½ mi · Fire alarm / sprinkler); Dave Gross Enterprises (1 on parcel, 1 in ½ mi · Pool / spa); Jad Constructon (1 on parcel, 1 in ½ mi · General repair).
Permit & Project History on This Parcel (49 permits, 1 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2106649 | General repair | Finaled | Iss. Sep 23, 2021 | $12,500 | EPC - Repair interior garage framing caused by auto; Replacing 4 studs and Drywall as applicable |
| COM-2101317 | Solar / battery storage | Finaled | Iss. Mar 4, 2021 | $137,469 | EPC - Installation of a solar water heating system to the apartment complex |
| COM-2008197 | Plan revision / deferred submittal | Complete | App. May 15, 2020 | — | EPC - Revised plans to reflect hvac/mechanical damper positioning and duct smoke detector zone connections. No spec book… |
| COM-2002934 | Plan revision / deferred submittal |