1450 Expo Pkwy
Sacramento 95815 · Johnson Business Park · City of Sacramento · Coordinates: 38.59713, -121.45582
Executive Verdict · Public-Records Synthesis
Zoned C-2-PC in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $367,000 ($312,000–$422,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$17,618 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Oct 6, 2025).
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: 181 Lathrop Way Warehouse (0.36 mi SE, 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 (~$4,634/yr at $367,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$386/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:
- 163,350 sq ft (3.75 ac)
- Assessor use:
- Industrial · Light · Office / Warehouse
- Tax rate area:
- 03351
- Addresses on lot:
- 1450 EXPO PKWY; 1450 EXPO PKWY STE 200 STE 200; 1450 EXPO PKWY STE B STE B
Zoning & Land Use
C-2-PC — General Commercial Zone (C)
2040 General Plan: Commercial 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: $312,000 – $422,000 · 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)
13 active or recent development projects (199 housing units across completed, permitted, and pipeline stages) and 235 total building permits recorded within ½ mile.
- New construction4 permits (2 units)
Developments Deserving Closer Investigation & Active Area Builders
- 181 Lathrop Way Warehouse (Fee estimate)0.36 mi SE
In "Fee estimate" for 5.9 yr (since Dec 24, 2020), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($3,435,750 declared valuation across 1 permit).
- Arden Garden LLC (Entitled)0.38 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).
- Mixed-use development at 500 Leisure Ln (Fee estimate)500 ft N
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).
- 2 new homes at 1969 Canterbury Rd (Applied)0.3 mi N
In "Applied" for 3.5 yr (since May 15, 2023), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
Entity-resolved builders & contractors in ½ mile: Adair General Construction (3 on parcel, 5 in ½ mi · Commercial tenant improvement); Bob Jahns Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Descor (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Material Handling (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Valley Fire And Security Alarms (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2517799 | Commercial tenant improvement | Finaled | Iss. Oct 6, 2025 | $187,000 | EPC - EXPEDITED - Project consists of remodeling a portion of existing ground floor tenant space. Scope of work include… |
| COM-2507180 | Commercial tenant improvement | Finaled | Iss. May 8, 2025 | $57,002 | EPC - EXPEDITED - MAKE 3 CUT OPENINGS BETWEEN SUITE C & D FOR SHARED TENANT SPACE. CONSTRIUCT TWO INTERIOR PARTITION WA… |
| COM-2500865 | Fire alarm / sprinkler | Expired Application | App. Jan 14, 2025 | $4,587 | EPC - 1. REPLACING A FAULTY FIRE ALARM CONTROL PANEL FOR THE EXISTING BUILDING FIRE ALARM SYSTEM: A. REPLACING EXI… |
| COM-2218412 | Roof replacement | Finaled | Iss. Aug 30, 2022 | $197,000 | E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 475 squares of TPO Single Ply. CRRC: 0676-0000 |