840 El Camino Ave
Sacramento 95815 · Old North Sacramento · City of Sacramento · Coordinates: 38.61086, -121.44776
Executive Verdict · Public-Records Synthesis
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $363,000 ($319,000–$407,000).
Upsides & Opportunities
- ✓ 7 documented municipal building permits on file
On-parcel permit history is indexed through Nov 1, 2024, 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
- ! Mapped flood awareness zone (Zone X: 0.2% annual chance flood hazard (shaded X))
all of the lot of the parcel intersects Zone X: 0.2% annual chance flood hazard (shaded X). 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: Apartments on Del Paso Blvd- BUILDING A (0.15 mi SW, in review). 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:
- 41,251 sq ft (0.95 ac)
- Assessor use:
- Retail / Commercial · Small Retail · Single Tenant
- Tax rate area:
- 03348
- Addresses on lot:
- 2472 BEAUMONT ST; 830 EL CAMINO AVE; 840 EL CAMINO AVE
Zoning & Land Use
C-2 — General Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-2 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-2 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-2 (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 X: 0.2% annual chance flood hazard (shaded X) (all of the lot) · FIRM panel 06067C0177J, 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: $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
- Apartments on Del Paso Blvd- BUILDING A (In review)0.15 mi SW
In "In review" for 21 mo (since Jan 31, 2025), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (8 housing units, $374,500 declared valuation across 2 permits).
- 4 new homes at 707 Lampasas Ave (Applied)0.31 mi NW
In "Applied" for 3.5 yr (since May 11, 2023), 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, $825,000 declared valuation across 1 permit).
- New home at 679 El Camino Ave (Issued)0.21 mi W
Active in "Issued" for 3.2 yr (first record Sep 5, 2023) with no new permit activity recorded in 10 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
- Hidden Oaks SFRs and ADUs - MMH (Entitled)0.49 mi N
In "Entitled" for 19 mo (since Apr 2, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (8 housing units across 0 permits).
Entity-resolved builders & contractors in ½ mile: Foothill Fire Protection (3 on parcel, 3 in ½ mi · Fire alarm / sprinkler); L And L Retail Construction (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Johnson United (1 on parcel, 1 in ½ mi · Sign); Integrity Pacific Builders (21 in ½ mi · New single-family home); Read Construction (17 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2424032 | Fire alarm / sprinkler | Expired Permit | Iss. Nov 1, 2024 | $5,437 | EPC - REPLACE FIRE ALARM CONTROL PANEL WITH NEW FIRELITE ES-50X. - (Reviewed under COM-2423179) |
| COM-2423179 | Plan revision / deferred submittal | Void | App. Oct 22, 2024 | $5,437 | EPC - REVISION TO COM-2417805: REPLACE FIRE ALARM CONTROL PANEL WITH NEW FIRELITE ES-50X. |
| COM-2421072 | Plan revision / deferred submittal | Expired Application | App. Sep 25, 2024 | — | EPC - REVISION TOCOM-2410415 We are using curb adapters for all 6 units. Existing curbs are supported by 4 x 6 DF where… |
| COM-2418115 | Fire alarm / sprinkler | Expired Permit | Iss. Aug 26, 2024 | $6,794 | EPC - ADD NEW PENDANT SPRINKLERS TO OVERHEAD SYSTEM WHERE NEEDED, ADD NEW DRY PENDANT SPRINKLERS TO WALK-IN REFRIGERATOR… |