Elsie Gardens is a three-parcel residential infill development opportunity located roughly 500 feet east of Stockton Boulevard in unincorporated Sacramento County. APNs 115-0061-004, 115-0061-005, and 115-0061-044 are offered together in a single transaction and total approximately 4.4 gross acres based on current assessor records. The offering price is $3,600,000, or approximately $120,000 per planned lot. The approved plan consists of 30 single-family residential lots arranged along three private streets behind a gated entry. The layout includes bioretention basins, guest parking areas, and a common park at the southern boundary, creating a well-defined infill development opportunity for regional and local homebuilders. ZONING AND ENTITLEMENTS All three parcels are zoned RD-7 (Low Density Single-Family Residential), and no rezoning is required to implement the approved subdivision plan. Sacramento County approved PLNP2016-00356 for a 30-lot single-family residential subdivision. Entitlements included a Community Plan Amendment, a Rezone, a Tentative Subdivision Map, a Special Development Permit, and a Design Review. Environmental review was completed through an adopted Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP). County records identify July 25, 2026, as the tentative map expiration date. Prior to expiration, ownership submitted an extension application PLNP2026-00109 on June 5, 2026, which remains under County review. Two substantial-compliance determinations are on file, one closed and one pending closure, addressing project landscaping, bioretention facilities, perimeter walls, and residential product design. Prospective purchasers should independently confirm the status and validity of all project approvals and entitlement documents with Sacramento County. CIVIL ENGINEERING Area West Engineers prepared a preliminary civil improvement plan set (Job No. 20018, June 2024) addressing site grading, residential pads, private streets, sanitary sewer, domestic water and fire service, storm drainage, bioretention facilities, street lighting, frontage improvements, and perimeter landscaping. The plans remain preliminary and are marked "Not for Construction." A geotechnical report prepared by ARA Engineering Company supports the design. Purchasers should verify current plan-check status, outstanding comments, agency approvals, easements, fees, bonding requirements, and construction costs through the County and applicable service providers. The plans are a third submittal, County signature blocks are blank, and the set predates PLNR2025-00103, so it does not reflect the most recent design changes. Also add that private access gate installation and private underground fire service are excluded from this plan set and require separate submittals to the Sacramento Metropolitan Fire District. SITE CONDITIONS The site is generally level. County assessor records for APNs 115-0061-004 and 115-0061-005 continue to reflect residential building characteristics and improvement value on the 2026 roll, and the June 2024 civil plans include a demolition sheet identifying an existing structure to be demolished under permit. Purchasers should verify current site conditions, demolition permit records, and final inspection documentation, and confirm proper abandonment of any wells or septic systems with the Sacramento County Environmental Management Department. Development remains subject to applicable permits, agency approvals, mitigation requirements, and review of any privately maintained infrastructure, including gated access, drainage improvements, and fire-service facilities. UTILITIES AND SERVICE AGENCIES Preliminary plans identify coordination with the Sacramento Area Sewer District, California American Water, Sacramento Metropolitan Fire District, SMUD, Sacramento County Department of Water Resources, and applicable telecommunications providers. Sewer, water, and electric services are identified within Elsie Avenue adjacent to the property. Utility availability, capacity, connection requirements, easements, fees, and agency approvals should be independently verified by purchasers. Adopted mitigation requires the project to be all-electric and EV-ready; natural gas service is not part of the approved design. Interior streets, private drainage systems, and bioretention facilities will require ongoing maintenance through an HOA or similar ownership structure. DEVELOPMENT OBLIGATIONS AND DISCLOSURES The approved design depends on private access easements from the commercial properties to the west and north of the site; the rear parcel has no independent Elsie Avenue frontage. Purchasers should verify the existence and recordation of all required access easements through a preliminary title report. County documentation references one open contaminated groundwater case and two closed cases within 1,000 feet of the project. Coordination with the County Environmental Management Department is required prior to grading activities, and a Phase I Environmental Site Assessment is recommended. The project is also subject to inclusion within the Southgate Landscaping and Lighting Assessment District. It will require construction of on-site and off-site improvements, payment of development and agency fees, final map processing, bonding, and improvement security requirements. Adopted mitigation measures also address air quality due to proximity to the highway corridor and nearby fuel stations, including enhanced HVAC filtration and residential design measures. The project is further subject to park in-lieu fees, sewer impact fees, and South Sacramento Habitat Conservation Plan fees, and to floodplain management requirements and an overland release path. LOCATION The site benefits from convenient access to Highway 99, approximately 0.5 miles west. Nearby amenities include Costco Wholesale (0.4 miles), Grocery Outlet (0.3 miles), and Florin Towne Centre (1.9 miles). Surrounding land uses include neighborhood-serving retail along Stockton Boulevard, established single-family residential neighborhoods, commercial uses to the south, and additional residential land to the east, all of which support long-term housing demand within the submarket. DUE DILIGENCE MATERIALS Available materials include County entitlement documents, Tentative Subdivision Map exhibits, conditions of approval, the Special Development Permit, Mitigated Negative Declaration and MMRP, extension application documents, substantial-compliance submissions, preliminary Area West civil improvement plans, available architectural and landscape plans, and the ARA Engineering geotechnical report dated December 31, 2021.