1111 Exposition Blvd # 100
Sacramento 95815 · Johnson Business Park · City of Sacramento · Coordinates: 38.59902, -121.45054
Executive Verdict · Public-Records Synthesis
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $368,000 ($313,000–$423,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$3,520 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Jun 11, 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-2304482): Issued after 4 mo (2.0× the 63d median) — above the 75th percentile for commercial tenant improvement permits in City of Sacramento (median 63d, 75th pct 119d, n=2,366).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Arden Garden LLC (0.25 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 (~$4,645/yr at $368,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$387/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:
- 10,454 sq ft (0.24 ac)
- Assessor use:
- Office · Office (General) · Planned Unit Development
- Tax rate area:
- 03351
- Addresses on lot:
- 1111 EXPOSITION BLVD BLDG 100 BLDG 100; 1111 EXPOSITION BLVD BLDG 101 BLDG 101; 1111 EXPOSITION BLVD BLDG 105 BLDG 105
Zoning & Land Use
C-2 — 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: $313,000 – $423,000 · 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)
14 active or recent development projects (169 housing units across completed, permitted, and pipeline stages) and 256 total building permits recorded within ½ mile.
- New construction7 permits (2 units)
Developments Deserving Closer Investigation & Active Area Builders
- Arden Garden LLC (Entitled)0.25 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).
- 181 Lathrop Way Warehouse (Fee estimate)0.37 mi S
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).
- Commercial tenant improvement (COM-2304482) (Finaled)On this parcel
Issued after 4 mo (2.0× the 63d median) — above the 75th percentile for commercial tenant improvement permits in City of Sacramento (median 63d, 75th pct 119d, n=2,366).
- Mixed-use development at 500 Leisure Ln (Fee estimate)0.32 mi W
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: J Sutter Builders (4 on parcel, 4 in ½ mi · Commercial tenant improvement); Galaxy Medical Builders (1 on parcel, 2 in ½ mi · Commercial tenant improvement); Pacific Neon (7 in ½ mi · Remodel / interior alteration); Dynamic Trades (5 in ½ mi · Commercial tenant improvement); Icon General Contractors (5 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2412825 | Plan revision / deferred submittal | Complete | App. Jun 11, 2024 | — | EPC - Revisions to COM-2304482 - changes to electrical |
| COM-2304482 | Commercial tenant improvement | Finaled | Iss. Jul 10, 2023 | $500,000 | EPC - REMODEL Bld 700 STE 100- REMODEL FOR MEDICAL IMAGING SUITE TO INCLUDE NEW WALLS, CEILING AND POWER/DATA, FINISHES… |
| COM-2304085 | Commercial tenant improvement | Finaled | Iss. Apr 4, 2023 | $100,000 | EPC - REMODEL OF THE EXISTING TENANT SPACE, CREATING MORE PRIVATE OFFICES IN AN EXISTING OPEN OFFICE AREA |
| COM-1800273 | Plan revision / deferred submittal | Complete | App. Jan 5, 2018 | — | EXPEDITED - Revision to Com-1715414 revised mechanical due to limited space in attic. |
| COM-1719309 |