1500 Frienza Ave
Sacramento 95815 · Ben Ali · City of Sacramento · Coordinates: 38.61262, -121.43206
Executive Verdict · Public-Records Synthesis
Zoned M-1 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $363,000 ($319,000–$407,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$3,300 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Nov 21, 2018).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
all 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)
- ! Delayed or open permit activity on this parcel
Commercial tenant improvement (COM-1717873): Issued after 9 mo (4.4× 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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: 17th & S Street Mixed Use (0.33 mi SE, 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 (~$4,588/yr at $363,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$382/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:
- 15,864 sq ft (0.36 ac)
- Assessor use:
- Industrial · Light · Storage
- Tax rate area:
- 03199
- Addresses on lot:
- 1500 FRIENZA AVE
Zoning & Land Use
M-1 — Light Industrial Zone (I)
2040 General Plan: Employment 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 (all 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: $319,000 – $407,000 · 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
- 17th & S Street Mixed Use (Entitled)0.33 mi SE
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).
- Glenrose Townhomes Time Extension (Entitled)0.46 mi E
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).
- Basin Apartments (Fee estimate)0.47 mi SW
In "Fee estimate" for 5 yr (since Oct 29, 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 (300 housing units, $75,000,000 declared valuation across 1 permit).
- New commercial building at 2241 Harvard St (Fee estimate)0.47 mi SW
In "Fee estimate" for 9.2 yr (since Aug 14, 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 ($21,439,420 declared valuation across 3 permits).
Entity-resolved builders & contractors in ½ mile: Oriacon Group (5 on parcel, 5 in ½ mi · Commercial tenant improvement); Descor (10 in ½ mi · Commercial tenant improvement); Brown Construction (9 in ½ mi · New multifamily / condos / mixed-use); Icon General Contractors (9 in ½ mi · Commercial tenant improvement); Ferrand Construction (7 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-1822446 | Plan revision / deferred submittal | Complete | App. Nov 21, 2018 | — | Middle room adding dividing wall, room #2 adding one exterior door and one interior door, painting loading area, remove … |
| COM-1717873 | Commercial tenant improvement | Certificate of Occupancy | Iss. Jun 29, 2018 | $243,980 | Remodel to existing warehouse: upgrade restroom to unisex accessibility, 3 supporting rooms (offices), new posts & beam… |
| COM-1706898 | Electrical / panel | Finaled | Iss. Apr 28, 2017 | — | SMUD Safety Inspection. One time inspection only. Additional inspections will cost $76.00 (Residential) or $152 (Commerc… |
| COM-1704847 | Repair tied to a housing/code case | Finaled | Iss. Mar 29, 2017 | $900 | HSG Case 16-028971 : Remove non-permitted interior modifications to a commercial 3,200 sq. ft. shell building. Remove th… |