450 W El Camino Ave
Sacramento 95833 · Gardenland · City of Sacramento · Coordinates: 38.61078, -121.47351
Executive Verdict · Public-Records Synthesis
Zoned R-2A in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $505,000 ($444,000–$566,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2A allows residential use qualifying for ministerial ADU review under state law (7 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$31,680 contributory est.)
Public building records show issued construction/renovation work on this parcel (17 total permits, latest Sep 17, 2025).
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Apartment Building (0.24 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 (~$6,207/yr at $505,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$517/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:
- 58,370 sq ft (1.34 ac)
- Assessor use:
- Church / Welfare · Private Social Service Agency · Exempt
- Tax rate area:
- 03126
- Addresses on lot:
- 450 W EL CAMINO AVE
Zoning & Land Use
R-2A — Multi-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-2A (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-2A (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-2A (multifamily residential), 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: $444,000 – $566,000 · 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
- Apartment Building (Entitled)0.24 mi W
In "Entitled" for 5.8 yr (since Feb 4, 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 (12 housing units, $2,505,854 declared valuation across 2 permits).
- for 12 Unit Apartment Building (Fee estimate)0.28 mi SW
In "Fee estimate" for 7.5 yr (since May 31, 2019), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (12 housing units, $1,390,404 declared valuation across 1 permit).
- Northview Pointe (Entitled)0.29 mi SW
In "Entitled" for 5.5 yr (since May 19, 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 (67 housing units across 0 permits).
- Northview Estate (Entitled)0.3 mi SW
In "Entitled" for 5.8 yr (since Jan 22, 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 (11 housing units across 0 permits).
Entity-resolved builders & contractors in ½ mile: Halls Window Center (4 on parcel, 5 in ½ mi · Windows / doors / siding); Acco Engineered (3 on parcel, 3 in ½ mi · HVAC / heat pump); Clarke And Rush Mechanical (1 on parcel, 2 in ½ mi · HVAC / heat pump); Z Squared Builders (1 on parcel, 1 in ½ mi · Demolition); Sunrise Energy Solutions (1 on parcel, 1 in ½ mi · HVAC / heat pump).
Permit & Project History on This Parcel (17 permits, 1 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2519573 | Plan revision / deferred submittal | Complete | App. Sep 17, 2025 | — | EPC - Remove electrical work from scope of permit |
| COM-2416535 | Electrical / panel | Finaled | Iss. Oct 4, 2024 | $116,575 | EPC - Remove the existing perimeter fence and pedestrian gates (including post footings). Install new 6’-0” ornamental b… |
| COM-2313751 | HVAC / heat pump | Finaled | Iss. Nov 13, 2023 | $23,033 | EPC - BUILDING A. Remove and replace 2 Package Units and water heater all like for like |
| COM-2313996 | HVAC / heat pump | Finaled |