100 Opportunity St
Sacramento 95838 · Oak Knoll · City of Sacramento · Coordinates: 38.63943, -121.46536
Executive Verdict · Public-Records Synthesis
Zoned M-1S-PUD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $467,000 ($411,000–$523,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$119,486 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Jun 1, 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
Addition (adds square footage) (COM-2121167): Issued after 6 mo (4.5× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: New home at 5 Brookbay Way (0.32 mi SW, issued). 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 (~$5,774/yr at $467,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$481/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:
- 216,493 sq ft (4.97 ac)
- Assessor use:
- Retail / Commercial · Vehicle Oriented · Car Sales (New)
- Tax rate area:
- 03254
- Addresses on lot:
- 100 OPPORTUNITY ST
Zoning & Land Use
M-1S-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 (all of the lot) · FIRM panel 06067C0064J, 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: $411,000 – $523,000 · 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
- Addition (adds square footage) (COM-2121167) (Certificate of Occupancy)On this parcel
Issued after 6 mo (4.5× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
- Solar / battery storage (COM-1806837) (Finaled)On this parcel
Issued after 2 mo — slower than 90% of solar / battery storage permits in City of Sacramento (median 3d, 90th pct 27d, n=3,950).
- Other (COM-1806176) (Estimate)On this parcel
Pending in review for 8.6 yr (95.3× the 33d median) — slower than 90% of other permits in City of Sacramento (median 33d, 90th pct 196d, n=837).
- New home at 5 Brookbay Way (Issued)0.32 mi SW
Active in "Issued" for 4.9 yr (first record Dec 7, 2021) with no new permit activity recorded in 17 mo. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Nyecon (2 on parcel, 4 in ½ mi · Addition (adds square footage)); Chavez Fencing (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Bay Alarm (2 on parcel, 2 in ½ mi · Fire alarm / sprinkler); Dan Howards Consulting (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Cec 1 (106 in ½ mi · New single-family home).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2610325 | Fire alarm / sprinkler | Finaled | Iss. Jun 1, 2026 | $4,460 | EPC - Replacing the sprinkler monitoring system due issues with the panel and customer currently on fire watch. Also add… |
| COM-2603955 | Fire alarm / sprinkler | Issued | Iss. Mar 16, 2026 | $2,425 | EPC - ADDITION OF A CELLULAR COMMUNICATOR TO THE SPRINKLER MONITORING SYSTEM IN ORDER TO ELIMINATE THE DUAL "POTS" LINES… |
| COM-2222470 | Plan revision / deferred submittal | Complete | App. Oct 20, 2022 | — | EPC - Revision to the top row of CMU at the parapet cap. Revised structural detail 970/SD-1 |
| COM-2121167 | Addition (adds square footage) | Certificate of Occupancy | Iss. Apr 8, 2022 | $169,000 | EPC - Constructing a New 375 SQ FT CMU Addition to an Existing Building. Upgrade Path of Travel for New Customer Service… |