1204 El Monte Ave
Sacramento 95815 · Old North Sacramento · City of Sacramento · Coordinates: 38.60494, -121.46368
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $353,000 ($311,000–$395,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$21,120 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Jul 1, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: reduced flood risk due to levee)
all of the lot of the parcel intersects Zone X: reduced flood risk due to levee. 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: 4-Plex New Construction (0.34 mi NE, 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 (~$4,474/yr at $353,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$373/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:
- 7,405 sq ft (0.17 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03349
- Addresses on lot:
- 1204 EL MONTE AVE
Zoning & Land Use
C-2-SPD — General Commercial Zone (C)
2040 General Plan: Employment Mixed Use (FAR up to 4)
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: reduced flood risk due to levee (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: $311,000 – $395,000 · 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
- 4-Plex New Construction (In review)0.34 mi NE
In "In review" for 4 yr (since Nov 4, 2022), 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, $500,000 declared valuation across 2 permits). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
- 1212 Village (Entitled)360 ft SE
In "Entitled" for 5.9 yr (since Dec 18, 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 (75 housing units across 0 permits).
- 1212 Village (Fee estimate)450 ft SE
In "Fee estimate" for 3 yr (since Nov 13, 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 (75 housing units, $45,000,000 declared valuation across 1 permit).
- Walden Affordable Housing (Fee estimate)0.14 mi E
In "Fee estimate" for 6.2 yr (since Aug 24, 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 (16 housing units, $1,000,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Sacramento Valley Roofing And Gutters (1 on parcel, 1 in ½ mi · Roof replacement); General Electrician And Contractor (14 in ½ mi · Commercial tenant improvement); Loder Construction (6 in ½ mi · Commercial tenant improvement); Connected Technology (6 in ½ mi · Remodel / interior alteration); Wfc Builders (5 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2613614 | HVAC / heat pump | Issued | Iss. Jul 1, 2026 | $9,050 | HVAC Permit: Add new HVAC ducted system. Change-out Split System to Split System. The existing unit shall be removed. … |
| RES-2521543 | Remodel / interior alteration | Issued | Iss. Nov 26, 2025 | $40,000 | EPC - Partial garage conversion of existing attached garage of 170 sq ft (1) new bedroom, closet and laundry. New win… |
| RES-2519192 | Roof replacement | Finaled | Iss. Sep 11, 2025 | $4,200 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 14 squares of 30yr Laminated Dimensional Composition. In-progress in… |