2435 Albatross Way
Sacramento 95815 · Swanston Estates · City of Sacramento · Coordinates: 38.61016, -121.42407
Executive Verdict · Public-Records Synthesis
Zoned C-4-R in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $396,000 ($348,000–$444,000).
Upsides & Opportunities
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Jun 24, 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: Glenrose Townhomes Time Extension (0.32 mi N, 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 (~$4,964/yr at $396,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$414/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:
- 28,790 sq ft (0.66 ac)
- Assessor use:
- Industrial · Multi-tenant · Office / Warehouse
- Tax rate area:
- 03129
- Addresses on lot:
- 118 EL CAMINO PLAZA DR; 2435 ALBATROSS WAY; 2435 ALBATROSS WAY # 102 # 102
Zoning & Land Use
C-4-R — Heavy Commercial Zone (C)
2040 General Plan: Employment Mixed Use (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-4 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-4 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-4 (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 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: $348,000 – $444,000 · 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
- Glenrose Townhomes Time Extension (Entitled)0.32 mi N
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).
- 17th & S Street Mixed Use (Entitled)0.32 mi SW
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).
- Villa of Ethan (Entitled)0.23 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).
- New home at 2390 Connie Dr (Fee estimate)0.18 mi E
In "Fee estimate" for 5.2 yr (since Sep 8, 2021), 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: Affordable Heating And Air (3 on parcel, 3 in ½ mi · HVAC / heat pump); Sacramento Valley Alarm Security System (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Brown Construction (12 in ½ mi · New multifamily / condos / mixed-use); Gw Demolition (5 in ½ mi · Demolition); Nolen Construction (4 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2613175 | HVAC / heat pump | Finaled | Iss. Jun 24, 2026 | $10,352 | HVAC Permit: Remove existing 2 ton heat pump package unit. Replace with new 2 ton package unit, like for like. No ducti… |
| COM-2016917 | HVAC / heat pump | Finaled | Iss. Sep 17, 2020 | $6,937 | Change out 3 ton, 14 SEER Heat Pump Package System located on Rooftop, 36K BTU, no duct work, Like for like. |
| COM-1901625 | HVAC / heat pump | Finaled | Iss. Jan 28, 2019 | $19,991 | Like for like change out 1 4 ton package heat pump unit 48k BTU, and 2 2.5 ton package heat pump units 30k BTU.. |
| COM-1710165 | Fire alarm / sprinkler | Finaled | Iss. Jun 13, 2017 | $475 | INSTALL FIRE ALARM SYSTEM |