3331 W El Camino Ave
Sacramento 95833 · Willowcreek · City of Sacramento · Coordinates: 38.61451, -121.53152
Executive Verdict · Public-Records Synthesis
Zoned C-2-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $545,000 ($480,000–$610,000).
Upsides & Opportunities
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through May 8, 2023, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Active nearby investment (Accessory dwelling unit at 2320 Orchard Ln)
0.48 mi S in "Finaled / completed" stage — High-impact scale (2 housing units, $1,500,000 declared valuation across 4 permits). current_status changed to "Finaled" in snapshot Nov 1, 2026.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
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
New commercial / non-residential building (COM-2111480): Issued after 18 mo (2.3× the 241d median) — slower than 90% of new commercial / non-residential building permits in City of Sacramento (median 241d, 90th pct 498d, n=150).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$6,663/yr at $545,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$555/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:
- 42,728 sq ft (0.98 ac)
- Assessor use:
- Retail / Commercial · Restaurant · Fast Food Service
- Tax rate area:
- 03163
- Addresses on lot:
- 3331 W EL CAMINO AVE
Zoning & Land Use
C-2-PUD — General Commercial Zone (C)
2040 General Plan: Commercial Mixed Use (FAR up to 2)
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 06067C0160J, 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: $480,000 – $610,000 · Status: Off market
HUD Small Area FMR (ZIP 95833) · FY 2026
Studio $1,920 · 1BR $2,020 · 2BR $2,480 · 3BR $3,300 · 4BR $3,810
Developments Deserving Closer Investigation & Active Area Builders
- New commercial / non-residential building (COM-2111480) (Certificate of Occupancy)On this parcel
Issued after 18 mo (2.3× the 241d median) — slower than 90% of new commercial / non-residential building permits in City of Sacramento (median 241d, 90th pct 498d, n=150).
- River Oaks Marketplace - McDonald (Finaled / completed)On this parcel
High-impact scale ($954,906 declared valuation across 3 permits).
- Accessory dwelling unit at 2320 Orchard Ln (Finaled / completed)0.48 mi S
High-impact scale (2 housing units, $1,500,000 declared valuation across 4 permits). current_status changed to "Finaled" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Holt Construction (1 on parcel, 1 in ½ mi · New commercial / non-residential building); Champion Fire Protection (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Ic Refrigeration Service (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Bay Alarm (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Beazer Homes (592 in ½ mi · New single-family home).
Permit & Project History on This Parcel (4 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2307923 | Fire alarm / sprinkler | Finaled | Iss. May 8, 2023 | $3,750 | EPC - INSTALLING A NEW SPRINKLER MONITORING FIRE ALARM SYSTEM FOR THE BUILDING WITH A CELLULAR COMMUNICATOR. |
| COM-2304906 | Fire alarm / sprinkler | Finaled | Iss. Apr 20, 2023 | $18,000 | EPC - Installation of a new fire sprinkler system for the McDonald Restaurant |
| COM-2301136 | Fire alarm / sprinkler | Finaled | Iss. Feb 3, 2023 | $4,000 | EPC ANSUL- Hood and duct fire suppression systems - Ansul R102 |
| COM-2111480 | New commercial / non-residential building | Certificate of Occupancy | Iss. Nov 23, 2022 |