2200 Royale Rd
Sacramento 95815 · Swanston Estates · City of Sacramento · Coordinates: 38.60478, -121.42930
Executive Verdict · Public-Records Synthesis
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $396,000 ($348,000–$444,000).
Upsides & Opportunities
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through May 16, 2024, 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: 17th & S Street Mixed Use (0.24 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:
- 33,640 sq ft (0.77 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03395
- Addresses on lot:
- 2200 ROYALE RD; 2200 ROYALE RD # 10 # 10; 2200 ROYALE RD # 11 # 11
Zoning & Land Use
C-2 — General Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 4)
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 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
- 17th & S Street Mixed Use (Entitled)0.24 mi N
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).
- Basin Apartments (Fee estimate)0.44 mi W
In "Fee estimate" for 5 yr (since Oct 29, 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 (300 housing units, $75,000,000 declared valuation across 1 permit).
- New commercial building at 2241 Harvard St (Fee estimate)0.44 mi W
In "Fee estimate" for 9.2 yr (since Aug 14, 2017), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($21,439,420 declared valuation across 3 permits).
- Building 1C (Finaled / completed)420 ft NW
High-impact scale (22 housing units, $4,302,712 declared valuation across 80 permits).
Entity-resolved builders & contractors in ½ mile: Air Cool Heating And Cooling (1 on parcel, 1 in ½ mi · Roof replacement); Wingard Construction (1 on parcel, 1 in ½ mi · General repair); Placer County Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Always Affordable Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Gentry Roofing (1 on parcel, 1 in ½ mi · Roof replacement).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2410766 | Plumbing / water heater / sewer | Expired Permit | Iss. May 16, 2024 | $2,250 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |
| COM-1709733 | Plumbing / water heater / sewer | Finaled | Iss. Jun 7, 2017 | — | PGE safety inspection |
| COM-1707384 | Roof replacement | Finaled | Iss. May 5, 2017 | — | E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 125 squares of TPO Single Ply. CRRC: 0738-0002 |
| COM-1704363 | Roof replacement | Expired Permit | Iss. Mar 22, 2017 | $18,000 | REMOVE WATER DAMAGED STUCCO FROM UNDER ROOF SOFFIT, INSTALL 1/2" DENSGLASS SHEATHING ATTACHED TO UNDERNEATH OF RAFTER T… |
| COM-1701673 |