161 Main Ave
Sacramento 95838 · Pell/Main Industrial Park · City of Sacramento · Coordinates: 38.65620, -121.46845
Executive Verdict · Public-Records Synthesis
Zoned M-1-PUD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $435,000 ($383,000–$487,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$22,769 contributory est.)
Public building records show issued construction/renovation work on this parcel (9 total permits, latest Oct 23, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: reduced flood risk due to levee)
about 64% of the lot of the parcel intersects Zone X: reduced flood risk due to levee. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Delayed or open permit activity on this parcel
Commercial tenant improvement (COM-1705853): Issued after 9 mo (4.3× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Sandhu Residence (0.27 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 (~$5,409/yr at $435,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$451/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:
- 254,390 sq ft (5.84 ac)
- Assessor use:
- Industrial · Warehouse · Storage
- Tax rate area:
- 03390
- Addresses on lot:
- 161 MAIN AVE
Zoning & Land Use
M-1-PUD — Light Industrial Zone (I)
2040 General Plan: Employment Mixed Use (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned M-1 (industrial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned M-1 (industrial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned M-1 (industrial), 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 X: reduced flood risk due to levee (about 64% of the lot); Zone X: reduced flood risk due to levee (about 36% of the lot) · FIRM panel 06067C0062H, effective August 16, 2012
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $383,000 – $487,000 · Status: Off market
HUD Small Area FMR (ZIP 95838) · FY 2026
Studio $1,610 · 1BR $1,690 · 2BR $2,080 · 3BR $2,770 · 4BR $3,190
Developments Deserving Closer Investigation & Active Area Builders
- Commercial tenant improvement (COM-1705853) (Finaled)On this parcel
Issued after 9 mo (4.3× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
- Sandhu Residence (Entitled)0.27 mi E
In "Entitled" for 4.1 yr (since Oct 11, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Xiong Residence (Entitled)0.49 mi NE
In "Entitled" for 15 mo (since Aug 5, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 230 Main Ave (Issued)0.29 mi E
Active in "Issued" for 3.2 yr (first record Sep 5, 2023) with no new permit activity recorded in 2.2 yr.
Entity-resolved builders & contractors in ½ mile: Marketone Builders (1 on parcel, 2 in ½ mi · Commercial tenant improvement); Acco Engineered (1 on parcel, 1 in ½ mi · HVAC / heat pump); Jorgensen And Sons (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Valley Fire And Security Alarms (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Gps Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (9 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2623792 | Plan revision / deferred submittal | Plan Check Target | App. Oct 23, 2026 | — | REVISION TO COM-2619660 - ADD 1 NEW MANUAL PULL STATION & 4 NEW HORN/STROBES TO EXISTING FIRE ALARM SYSTEM. |
| COM-2619660 | Fire alarm / sprinkler | Issued | Iss. Sep 17, 2026 | $5,000 | EXISTING FIRE SPRINKLER MONITORING- ADD 4 HORN STROBES, PERFORMANCE BASED SEE REVISION COM-2623792- ADD 1 NEW MANUAL PU… |
| COM-2419159 | Commercial tenant improvement | Finaled | Iss. Oct 31, 2024 | $167,000 | EXPEDITED - EPC - installation of exterior dust collection system for Starwest Botanicals |
| COM-2411637 | HVAC / heat pump | Finaled | Iss. Jul 8, 2024 | $59,960 | EPC - Remove and Replace 2-Ton heatpump package unit like for like & Remove and Replace (2) 6-ton gas package units like… |