4291 Pell Dr
Sacramento 95838 · Pell/Main Industrial Park · City of Sacramento · Coordinates: 38.64595, -121.47117
Executive Verdict · Public-Records Synthesis
Zoned M-1S-R in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $441,000 ($388,000–$494,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$29,435 contributory est.)
Public building records show issued construction/renovation work on this parcel (26 total permits, latest Jun 24, 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)
all 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
HVAC / heat pump (COM-2518110): Issued after 3 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Self Storage Building (0.23 mi S, 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 (~$5,477/yr at $441,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$456/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:
- 215,186 sq ft (4.94 ac)
- Assessor use:
- Industrial · Warehouse · Assembly
- Tax rate area:
- 03252
- Addresses on lot:
- 4291 PELL DR; 4291 PELL DR STE A STE A; 4291 PELL DR STE B STE B
Zoning & Land Use
M-1S-R — 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 (all of the lot) · FIRM panel 06067C0063J, 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: $388,000 – $494,000 · 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
- Self Storage Building (Fee estimate)0.23 mi S
In "Fee estimate" for 4.8 yr (since Jan 27, 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 ($5,667,060 declared valuation across 2 permits).
- Hotel at Rosin Court Natomas (Fee estimate)0.49 mi SW
In "Fee estimate" for 9.2 yr (since Aug 28, 2017), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($12,000,000 declared valuation across 4 permits).
- HVAC / heat pump (COM-2518110) (Finaled)On this parcel
Issued after 3 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
- Commercial tenant improvement (COM-1907289) (Finaled)On this parcel
Issued after 16 mo (7.6× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Entity-resolved builders & contractors in ½ mile: Ti Builders (9 on parcel, 11 in ½ mi · Commercial tenant improvement); Ardent Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Floriani Engineering (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Danco Ventures (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Haggerty Construction (1 on parcel, 1 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (26 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2607264 | Commercial tenant improvement | Issued | Iss. Jun 24, 2026 | $128,000 | EPC - - REPLACING 2 EXISTING GAS HEATERS - INSTALLATION OF 2 NEW GAS HEATERS - 4 EXISTING MANUAL ROLL-UP DOORS TO BE… |
| COM-2608927 | Roof replacement | Finaled | Iss. May 4, 2026 | $585,844 | E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 1082 squares of TPO Single Ply. CRRC: 0676-0001 |
| COM-2518110 | HVAC / heat pump | Finaled | Iss. Nov 18, 2025 | $21,360 | EPC - Demolition and like-for-like replacement of two existing rooftop HVAC units. |
| COM-1907289 | Commercial tenant improvement | Finaled | Iss. Aug 13, 2020 | $380,000 | EXPEDITED - EPC Submittal - Remodel of Commercial Building - Installation of 5 ton capacity freestanding bridge crane sy… |