811 Grand Ave
Sacramento 95838 · Del Paso Heights · City of Sacramento · Coordinates: 38.63778, -121.44693
Executive Verdict · Public-Records Synthesis
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $632,000 ($556,000–$708,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$208,889 contributory est.)
Public building records show issued construction/renovation work on this parcel (20 total permits, latest Oct 12, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Del Paso Heights
27 substantial renovation & housing permits over 24 months (21.1 per 1,000 parcels vs. 30.4 citywide baseline) (#1 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Del Paso Heights)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: reduced flood risk due to levee)
about 23% 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-2320310): Issued after 7 mo (3.6× 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: New home at 1018 Beacon Bay Way (0.44 mi NE, 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 (~$7,655/yr at $632,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$638/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:
- 87,120 sq ft (2.00 ac)
- Assessor use:
- Office · Medical / Dental · One Story
- Tax rate area:
- 03140
- Addresses on lot:
- 811 GRAND AVE; 811 GRAND AVE STE A1 STE A1; 811 GRAND AVE STE A4 STE A4
Zoning & Land Use
C-2 — General Commercial Zone (C)
2040 General Plan: Neighborhood (FAR up to 1)
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 X: reduced flood risk due to levee (about 23% of the lot); Zone X: minimal flood hazard (about 77% 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: $556,000 – $708,000 · 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-2320310) (Finaled)On this parcel
Issued after 7 mo (3.6× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
- New home at 1018 Beacon Bay Way (Issued)0.44 mi NE
Active in "Issued" for 13 mo (first record Oct 17, 2025) with no new permit activity recorded in 12 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
- Moncada Duplex (Entitled)490 ft NW
In "Entitled" for 21 mo (since Feb 25, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home (Entitled)510 ft NE
In "Entitled" for 3.4 yr (since Jun 22, 2023), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Entity-resolved builders & contractors in ½ mile: Noble H Brown Roofing (3 on parcel, 3 in ½ mi · Roof replacement); Tricorp Group (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Capitol Neon (1 on parcel, 1 in ½ mi · Sign); Sunrise Energy Solutions (1 on parcel, 1 in ½ mi · HVAC / heat pump); Edison Fire Extinguisher (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler).
Permit & Project History on This Parcel (20 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2622774 | Plan revision / deferred submittal | Complete | App. Oct 12, 2026 | — | A revision to COM-2513040 to add a single fire sprinkler head in the fire sprinkler riser enclosure |
| COM-2616480 | HVAC / heat pump | Issued | Iss. Jul 31, 2026 | $14,970 | R/R A 2 TON PACKAGE HEAT PUMP PACKAGE UNIT LIKE FOR LIKE. As noted on form CDD-0036, appliances heavier than 400lbs requ… |
| COM-2614936 | Plan revision / deferred submittal | Complete | App. Jul 14, 2026 | — | EPC - Revision to COM-2526382 and COM-2612068 to relocate the fire riser |
| COM-2613966 | Plan revision / deferred submittal | Complete | App. Jul 1, 2026 | — | EPC - Revision to COM-2526382. Scope of work includes relocation of drinking fountain, added detail for tunnel construct… |