1500 W El Camino Ave
Sacramento 95833 · South Natomas · City of Sacramento · Coordinates: 38.61183, -121.49481
Executive Verdict · Public-Records Synthesis
Zoned SC-R in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $452,000 ($398,000–$506,000).
Upsides & Opportunities
- ✓ 23 documented municipal building permits on file
On-parcel permit history is indexed through Aug 7, 2025, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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
Plan revision / deferred submittal (SUB-1819333): Pending in review for 8.1 yr (72.2× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: 1021/1031 Azusa St New SFD (0.45 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 (~$5,603/yr at $452,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$467/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:
- 111,514 sq ft (2.56 ac)
- Assessor use:
- Retail / Commercial · Shopping Center · Neighborhood
- Tax rate area:
- 03123
- Addresses on lot:
- 1500 W EL CAMINO AVE; 1500 W EL CAMINO AVE # 10 # 10; 1500 W EL CAMINO AVE # 1 # 1
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: $398,000 – $506,000 · 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
- 1021/1031 Azusa St New SFD (Entitled)0.45 mi SE
In "Entitled" for 5.3 yr (since Aug 9, 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 (4 housing units across 0 permits).
- Plan revision / deferred submittal (SUB-1819333) (Abandoned)On this parcel
Pending in review for 8.1 yr (72.2× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- Plan revision / deferred submittal (SUB-1817325) (Abandoned)On this parcel
Pending in review for 8.2 yr (72.9× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- Commercial tenant improvement (COM-1815924) (Estimate)On this parcel
Pending in review for 8.2 yr (47.8× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Entity-resolved builders & contractors in ½ mile: Adair General Construction (4 on parcel, 5 in ½ mi · Commercial tenant improvement); Miller Pacific (4 on parcel, 4 in ½ mi · Plan revision / deferred submittal); General Electrician And Contractor (2 on parcel, 2 in ½ mi · Commercial tenant improvement); Pacific West Sign (2 on parcel, 2 in ½ mi · Sign); Alwest Fire Protection (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler).
Permit & Project History on This Parcel (23 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2516297 | Commercial tenant improvement | Finaled | Iss. Aug 7, 2025 | $4,500 | EXPEDITED - EPC - Add electrical receptacles to existing walls per electrical plan. |
| COM-2317011 | Plan revision / deferred submittal | Complete | App. Aug 11, 2023 | — | EPC - Revision to COM-2306923 Remove washer, sink, and floor drain from this T.I. project. Relocate dryer vent to rear… |
| COM-2313707 | Plan revision / deferred submittal | Complete | App. Jul 5, 2023 | — | Revision to COM-2306923- Revise CDD-0201 sheet for accessibility upgrade to the tenant improvement project. [COM-23… |
| COM-2306923 | Commercial tenant improvement | Finaled | Iss. Jun 19, 2023 | $20,000 | EPC - SUITE 6-- previous occupancy was a Boost Mobile retail store; permit to remodel an 919 sq ft now-empty suite into … |