3596 E Commerce Way
Sacramento 95834 · Natomas Crossing · City of Sacramento · Coordinates: 38.63393, -121.51730
Executive Verdict · Public-Records Synthesis
Zoned R-1A-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $769,000 ($677,000–$861,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-PUD allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$123,156 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Oct 6, 2022).
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: New home at 3600 Airport Rd (0.21 mi E, 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 (~$9,217/yr at $769,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$768/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:
- 3,170 sq ft (0.07 ac)
- Assessor use:
- Residential · Single Family · Half-Plex
- Tax rate area:
- 03123
- Addresses on lot:
- 3596 E COMMERCE WAY; 3597 FOREST LEAF LN
Zoning & Land Use
R-1A-PUD — Single-Unit or Duplex 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-1A (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling 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: $677,000 – $861,000 · 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
- New home at 3600 Airport Rd (Fee estimate)0.21 mi E
In "Fee estimate" for 19 mo (since Apr 11, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Natomas III Apartments (Finaled / completed)0.36 mi NW
High-impact scale (57 housing units, $11,351,610 declared valuation across 66 permits).
Entity-resolved builders & contractors in ½ mile: Sliman West (2 on parcel, 207 in ½ mi · New single-family home); Beazer Homes (545 in ½ mi · New single-family home); Signature Homes (101 in ½ mi · New single-family home); Katerra Construction (28 in ½ mi · New multifamily / condos / mixed-use); Connected Technology (12 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (2 permits, 2 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2215075 | Accessory dwelling unit (new or conversion) | Finaled | Iss. Oct 6, 2022 | $127,491 | EPC - New, Plan Number Tanzanite Subdivision - ADU / DUETS, Elevation Unit A, Single Family, 2 Story, R-3 Residential, 1… |
| RES-2215074 | New single-family home | Finaled | Iss. Oct 6, 2022 | $187,783 | New, Plan Number duets plan 1, Elevation Plan 2 , Single Family, 2 Story, R-3 Residential, 1-2 family, MP-2121551, 1009 … |
State HCD Housing Element APR records on this parcel: 3 entries (report years 2022, 2023).