845 El Camino Ave
Sacramento 95815 · Old North Sacramento · City of Sacramento · Coordinates: 38.61138, -121.44725
Executive Verdict · Public-Records Synthesis
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $471,000 ($414,000–$528,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$132,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Apr 25, 2024).
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 50% 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
Remodel / interior alteration (COM-2309889): Issued after 6 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 2647 Fairfield St (0.42 mi NW, applied). 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 (~$5,819/yr at $471,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$485/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:
- 9,796 sq ft (0.22 ac)
- Assessor use:
- Retail / Commercial · Restaurant · Fast Food Service
- Tax rate area:
- 03348
- Addresses on lot:
- 845 EL CAMINO AVE
Zoning & Land Use
C-2 — General Commercial Zone (C)
2040 General Plan: Residential 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 X: reduced flood risk due to levee (about 50% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 50% of the lot) · FIRM panel 06067C0177J, 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: $414,000 – $528,000 · Status: Off market
HUD Small Area FMR (ZIP 95815) · FY 2026
Studio $1,440 · 1BR $1,510 · 2BR $1,860 · 3BR $2,480 · 4BR $2,850
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 2647 Fairfield St (Applied)0.42 mi NW
In "Applied" for 7 mo (since Apr 22, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). issued_date changed to "2026-09-30" in snapshot Nov 1, 2026.
- Apartments on Del Paso Blvd- BUILDING A (In review)0.2 mi SW
In "In review" for 21 mo (since Jan 31, 2025), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (8 housing units, $374,500 declared valuation across 2 permits).
- 4 new homes at 707 Lampasas Ave (Applied)0.3 mi NW
In "Applied" for 3.5 yr (since May 11, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (4 housing units, $825,000 declared valuation across 1 permit).
- Remodel / interior alteration (COM-2309889) (Finaled)On this parcel
Issued after 6 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Entity-resolved builders & contractors in ½ mile: Ssw Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); J And D Greenberg Enterprises (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Foothill Fire Protection (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Integrity Pacific Builders (21 in ½ mi · New single-family home); Read Construction (17 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2408978 | Plan revision / deferred submittal | Complete | App. Apr 25, 2024 | — | EPC - REVISION TO COM-2309889 - MISC ELECTRICAL REVISION TO INCLUDE REVISED PANEL "A" SCHEDULE AND LOAD CALCS, ANSUL PA… |
| COM-2408432 | Plan revision / deferred submittal | Complete | App. Apr 18, 2024 | — | EPC - REVISION TO COM-2309889 - clarify grease ducts |
| COM-2403923 | Fire alarm / sprinkler | Finaled | Iss. Mar 1, 2024 | $8,825 | EPC - NEW INSTALL PIPE R-102 RESTAURANT FIRE SUPPRESSION SYSTEM TO PROTECT THE EXHAUST HOOD. |
| COM-2403009 | Plan revision / deferred submittal | Complete | App. Feb 9, 2024 | — | EPC - REVISION TO COM-2309889 - Revised Plumbing. Added floor sink, floor drain and gas piping |
| COM-2309889 |