1502 W El Camino Ave
Sacramento 95833 · South Natomas · City of Sacramento · Coordinates: 38.61197, -121.49642
Executive Verdict · Public-Records Synthesis
Zoned SC-R in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $474,000 ($417,000–$531,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$22,223 contributory est.)
Public building records show issued construction/renovation work on this parcel (25 total permits, latest Oct 13, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (A99, all of the lot of lot)
Zone A99: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Delayed or open permit activity on this parcel
Sign (SIG-2123166): Issued after 5 mo (8.4× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Sutter Greens 2.0 Apartments (0.47 mi W, 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 (~$5,854/yr at $474,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$488/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:
- 246,985 sq ft (5.67 ac)
- Assessor use:
- Retail / Commercial · Shopping Center · Neighborhood
- Tax rate area:
- 03123
- Addresses on lot:
- 1502 W EL CAMINO AVE; 1504 W EL CAMINO AVE; 1506 W EL CAMINO AVE
Zoning & Land Use
SC-R — Shopping Center Zone (C)
2040 General Plan: Commercial Mixed Use (FAR up to 4)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned SC (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned SC (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned SC (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 A99: 1% annual chance flood (Special Flood Hazard Area) (all of the lot) · FIRM panel 06067C0176J, 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: $417,000 – $531,000 · Status: Off market
HUD Small Area FMR (ZIP 95833) · FY 2026
Studio $1,920 · 1BR $2,020 · 2BR $2,480 · 3BR $3,300 · 4BR $3,810
Developments Deserving Closer Investigation & Active Area Builders
- Sutter Greens 2.0 Apartments (Entitled)0.47 mi W
In "Entitled" for 5.1 yr (since Sep 23, 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 (190 housing units across 0 permits).
- Sign (SIG-2123166) (Expired Permit)On this parcel
Issued after 5 mo (8.4× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
- Remodel / interior alteration (COM-2112793) (Finaled)On this parcel
Issued after 2 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- Solar / battery storage (COM-2014336) (Expired Permit)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).
Entity-resolved builders & contractors in ½ mile: Adair General Construction (1 on parcel, 5 in ½ mi · Commercial tenant improvement); Ainor Signs (2 on parcel, 2 in ½ mi · Sign); Sentinel Fire Equipment (2 on parcel, 2 in ½ mi · Fire alarm / sprinkler); King Builders (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Chi Construction (1 on parcel, 1 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (25 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2622743 | Fire alarm / sprinkler | Issued | Iss. Oct 13, 2026 | $5,987 | SPRR - Replace existing phone lines for fire alarm with new Air Dialer |
| COM-2520007 | Commercial tenant improvement | Expired Application | App. Sep 23, 2025 | $3,000 | EPC - Install hold down Anchors in owner supplied existing light weight carton racks. |
| SIG-2515035 | Sign | Finaled | Iss. Aug 5, 2025 | $2,350 | EPC - Install (1) illuminated channel letter storefront sign display AND (1) non-illuminated blade sign. |
| COM-2427285 | Commercial tenant improvement | Finaled | Iss. May 6, 2025 | $75,000 | EXPEDITED - EPC - This is an interior renovation on an existing commercial tenant space into a 1,258 Sq Ft UPS Store. |