1836 El Camino Ave
Sacramento 95815 · Swanston Estates · City of Sacramento · Coordinates: 38.61080, -121.42375
Executive Verdict · Public-Records Synthesis
Zoned M-1 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $388,000 ($341,000–$435,000).
Upsides & Opportunities
- ✓ 9 documented municipal building permits on file
On-parcel permit history is indexed through Jul 14, 2025, 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: minimal flood hazard)
about 50% of the lot of the parcel intersects Zone X: minimal flood hazard. 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
Sign (SIG-2021157): Issued after 3 mo (4.2× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Glenrose Townhomes Time Extension (0.27 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 (~$4,873/yr at $388,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$406/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:
- 18,895 sq ft (0.43 ac)
- Assessor use:
- Retail / Commercial · Vehicle Oriented · Service Station
- Tax rate area:
- 03129
- Addresses on lot:
- 1832 EL CAMINO AVE; 1834 EL CAMINO AVE; 1836 EL CAMINO AVE
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: minimal flood hazard (about 50% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 48% of the lot); Zone X: reduced flood risk due to levee (about 2% 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: $341,000 – $435,000 · 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)0.27 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)0.36 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)0.22 mi SE
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).
- Sign (SIG-2021157) (Expired Permit)On this parcel
Issued after 3 mo (4.2× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
Entity-resolved builders & contractors in ½ mile: Perry Builders (3 on parcel, 3 in ½ mi · Sign); Xpress Technical Services (1 on parcel, 1 in ½ mi · Sign); Brown Construction (7 in ½ mi · New multifamily / condos / mixed-use); Ferrand Construction (7 in ½ mi · Commercial tenant improvement); Gw Demolition (5 in ½ mi · Demolition).
Permit & Project History on This Parcel (9 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| SIG-2510056 | Sign | Expired Permit | Iss. Jul 14, 2025 | $4,500 | SIGN PERMIT APPLICATION. E01: REPLACE WALL SIGN, E02-E05: REPAINT BUILDING, E0?: CHANGE OF FACE ( MONUMENT SIGN). NO CHA… |
| SIG-2221132 | Sign | Finaled | Iss. Oct 4, 2022 | $12,500 | Permit to complete expired permit SIG-2021157 and SIG-2203837. Install new canopy fascia, install two (2) LED illuminate… |
| COM-2216857 | Plan revision / deferred submittal | Complete | App. Aug 10, 2022 | — | EPC - revision COM-1824495 -Revised plumbing and mechanical plans due to equipment changes |
| COM-2214608 | Plan revision / deferred submittal | Complete | App. Jul 11, 2022 | — | EPC - REVISION TO COM-1824495: Revise previously approved storm drain system |
| COM-2212245 |