1901 Royal Oaks Dr
Sacramento 95815 · Woodlake · City of Sacramento · Coordinates: 38.60106, -121.45027
Executive Verdict · Public-Records Synthesis
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $445,000 ($392,000–$498,000).
Upsides & Opportunities
- ✓ 6 documented municipal building permits on file
On-parcel permit history is indexed through Sep 18, 2026, 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: 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: Arden Garden LLC (0.16 mi NW, 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 (~$5,523/yr at $445,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$460/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:
- 28,475 sq ft (0.65 ac)
- Assessor use:
- Office · Office (General) · Two Story
- Tax rate area:
- 03351
- Addresses on lot:
- 1901 ROYAL OAKS DR
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: 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: $392,000 – $498,000 · 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
- Arden Garden LLC (Entitled)0.16 mi NW
In "Entitled" for 4.5 yr (since May 24, 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 (6 housing units across 0 permits).
- New home at 569 Southgate Rd (Fee estimate)0.24 mi NW
In "Fee estimate" for 10.2 yr (since Aug 16, 2016), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Secondary Dwelling Unit - formalize existing structure as a Secondary Dwelling Unit (Entitled)0.34 mi NW
In "Entitled" for 7 yr (since Nov 19, 2019), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Mixed-use development at 500 Leisure Ln (Fee estimate)0.38 mi SW
In "Fee estimate" for 9.2 yr (since Aug 29, 2017), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Entity-resolved builders & contractors in ½ mile: Pacific Neon (1 on parcel, 8 in ½ mi · Remodel / interior alteration); G And J Neon Signs (1 on parcel, 1 in ½ mi · Sign); Dynamic Trades (5 in ½ mi · Commercial tenant improvement); Icon General Contractors (5 in ½ mi · Commercial tenant improvement); Mid Cal Constructors (4 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2620801 | Commercial tenant improvement | Plan Check Wait | App. Sep 18, 2026 | $1,200,000 | Type V-B; Occupancy B, A-3. Remodel of 7,500 sf interior space of an existing office. The improvements are to enhance th… |
| COM-2616972 | Commercial tenant improvement | Complete | App. Aug 5, 2026 | — | EPC - EXPEDITED - REVISION TO COM-2612438: Reverse the locations of the new Accessible Restroom and the Storage Room on … |
| COM-2612438 | Commercial tenant improvement | Finaled | Iss. Aug 4, 2026 | $30,000 | EPC - Voluntary Tenant Improvements to add a single-use Accessible Restroom on the Second Floor. SEE REVISION COM-26169… |
| COM-2405566 | Remodel / interior alteration | Expired Application | App. Mar 14, 2024 | $75,500 | EPC - Interior demolition of non-structural elements within the vacant First Floor to examine the structure for the desi… |