109 Commerce Cir
Sacramento 95815 · Johnson Business Park · City of Sacramento · Coordinates: 38.59866, -121.46056
Executive Verdict · Public-Records Synthesis
Zoned M-1 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $404,000 ($343,000–$465,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$15,400 contributory est.)
Public building records show issued construction/renovation work on this parcel (17 total permits, latest Sep 6, 2024).
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)
- ! Delayed or open permit activity on this parcel
Commercial tenant improvement (COM-2101365): Issued after 13 mo (6.4× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: 1212 Village (0.39 mi N, fee estimate). 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 (~$5,056/yr at $404,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$421/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:
- 67,082 sq ft (1.54 ac)
- Assessor use:
- Industrial · Warehouse · Storage
- Tax rate area:
- 03351
- Addresses on lot:
- 109 COMMERCE CIR; 109 COMMERCE CIR STE 100 STE 100; 109 COMMERCE CIR STE 105 STE 105
Zoning & Land Use
M-1 — Light Industrial Zone (I)
2040 General Plan: Employment Mixed Use (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned M-1 (industrial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned M-1 (industrial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned M-1 (industrial), 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: $343,000 – $465,000 · 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
Nearby Activity (½ mile radius, since November 2024)
15 active or recent development projects (180 housing units across completed, permitted, and pipeline stages) and 285 total building permits recorded within ½ mile.
- New construction4 permits (2 units)
Developments Deserving Closer Investigation & Active Area Builders
- 1212 Village (Fee estimate)0.39 mi N
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).
- 1212 Village (Entitled)0.41 mi N
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).
- Walden Affordable Housing (Fee estimate)0.43 mi N
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).
- Arden Garden LLC (Entitled)0.48 mi NE
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).
Entity-resolved builders & contractors in ½ mile: Community Electric (4 on parcel, 4 in ½ mi · Commercial tenant improvement); Loder Construction (1 on parcel, 2 in ½ mi · Commercial tenant improvement); Al Toccoli Construction (2 on parcel, 2 in ½ mi · Commercial tenant improvement); Capital City Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Perfection Electric (1 on parcel, 1 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (17 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2419792 | Roof replacement | Finaled | Iss. Sep 6, 2024 | $114,590 | E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 250 squares of TPO Single Ply. CRRC: 0670-0009 |
| COM-2411634 | Plan revision / deferred submittal | Complete | App. May 29, 2024 | — | EPC - revision to COM-2210440 - M0: Revised the smoke detector remarks for the packaged, fan coil, and air handle schedu… |
| COM-2410398 | Plan revision / deferred submittal | Complete | App. May 13, 2024 | — | EPC - REVISION TO COM-2210440 - Revised one-line diagram to reflect on-site conditions |
| COM-2319858 | Plan revision / deferred submittal | Complete | App. Sep 18, 2023 | — | EPC - revision to COM-2210440 C02 Tanks and concrete pad have been relocated., new anchorage info |