1820 Frienza Ave
Sacramento 95815 · Swanston Estates · City of Sacramento · Coordinates: 38.61203, -121.42442
Executive Verdict · Public-Records Synthesis
Zoned M-1 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $404,000 ($356,000–$452,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$7,938 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Jan 13, 2023).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
about 19% of the lot of the parcel intersects Zone X: minimal flood hazard. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Glenrose Townhomes Time Extension (0.19 mi N, 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 (~$5,056/yr at $404,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$421/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:
- 89,734 sq ft (2.06 ac)
- Assessor use:
- Industrial · Mini-storage
- Tax rate area:
- 03401
- Addresses on lot:
- 1820 FRIENZA AVE; 1830 FRIENZA AVE; 1835 EL CAMINO AVE
Zoning & Land Use
M-1 — Light Industrial Zone (I)
2040 General Plan: Commercial Mixed Use (FAR up to 2)
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: minimal flood hazard (about 19% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 29% of the lot); Zone X: reduced flood risk due to levee (about 53% of the lot) · FIRM panel 06067C0181H, 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: $356,000 – $452,000 · 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
- Glenrose Townhomes Time Extension (Entitled)0.19 mi N
In "Entitled" for 6.7 yr (since Mar 10, 2020), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (22 housing units across 0 permits).
- 17th & S Street Mixed Use (Entitled)0.38 mi SW
In "Entitled" for 5.3 yr (since Aug 3, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (47 housing units across 0 permits).
- Villa of Ethan (Entitled)0.3 mi SE
In "Entitled" for 4.2 yr (since Sep 9, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (5 housing units across 0 permits).
- Dobbins Way JADU (Entitled)0.24 mi W
In "Entitled" for 3.5 yr (since May 24, 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: 1st Light Energy (2 on parcel, 2 in ½ mi · Plan revision / deferred submittal); Tracy Sign (1 on parcel, 1 in ½ mi · Sign); Ferrand Construction (7 in ½ mi · Commercial tenant improvement); Gw Demolition (5 in ½ mi · Demolition); Brown Construction (4 in ½ mi · New multifamily / condos / mixed-use).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2300797 | Plan revision / deferred submittal | Complete | App. Jan 13, 2023 | — | EPC- REVISION to COM-2208176-Commercial solar install. This is an already issued permit (COM-2208176) but Inspector wan… |
| COM-2208176 | Solar / battery storage | Expired Permit | Iss. May 11, 2022 | $21,000 | EPC - 23.79kw Solar PV System, and 0gal Solar WH System (water heater installed null). *** SEE REVISION COM-2300797- … |
| SIG-2015709 | Sign | Expired Permit | Iss. Sep 21, 2020 | $8,000 | Installation of one (1) non illuminated FCO letters on rail system sign, one (1) illuminated channel letters on raceway … |