1657 Silica Ave
Sacramento 95815 · Swanston Estates · City of Sacramento · Coordinates: 38.60886, -121.42746
Executive Verdict · Public-Records Synthesis
Zoned M-1 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $360,000 ($317,000–$403,000).
Upsides & Opportunities
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Feb 8, 2023, 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: 17th & S Street Mixed Use (0.12 mi W, 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 (~$4,554/yr at $360,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$380/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:
- 7,081 sq ft (0.16 ac)
- Assessor use:
- Industrial · Light · Contractor Yard
- Tax rate area:
- 03129
- Addresses on lot:
- 1657 SILICA AVE
Zoning & Land Use
M-1 — Light Industrial Zone (I)
2040 General Plan: Residential Mixed Use (FAR up to 4)
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 06067C0181H, effective August 16, 2012
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $317,000 – $403,000 · 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
- 17th & S Street Mixed Use (Entitled)0.12 mi W
In "Entitled" for 5.3 yr (since Aug 3, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (47 housing units across 0 permits).
- Glenrose Townhomes Time Extension (Entitled)0.45 mi NE
In "Entitled" for 6.7 yr (since Mar 10, 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 (22 housing units across 0 permits).
- Villa of Ethan (Entitled)0.41 mi E
In "Entitled" for 4.2 yr (since Sep 9, 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 (5 housing units across 0 permits).
- Dobbins Way JADU (Entitled)0.3 mi N
In "Entitled" for 3.5 yr (since May 24, 2023), 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: Kleenair Heating And Air Conditioning (2 on parcel, 2 in ½ mi · HVAC / heat pump); Phoenix Builders (41 in ½ mi · Commercial tenant improvement); Brown Construction (24 in ½ mi · New multifamily / condos / mixed-use); Horizon Retail Construction (8 in ½ mi · Commercial tenant improvement); Carlisle Construction (6 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2302087 | HVAC / heat pump | Expired Permit | Iss. Feb 8, 2023 | $11,000 | LIKE FOR LIKE CHANGE OUT OF HVAC UNIT. |
| COM-2301502 | Roof replacement | Finaled | Iss. Jan 25, 2023 | $14,250 | E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 19 squares of Composite Class A. CRRC: 1234-5678 |