800 N 10th St
Sacramento 95811 · Southern Pacific / Richards · City of Sacramento · Coordinates: 38.59954, -121.48627
Executive Verdict · Public-Records Synthesis
Zoned RMX-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $576,000 ($490,000–$662,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMX-SPD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$5,237 contributory est.)
Public building records show issued construction/renovation work on this parcel (10 total permits, latest Oct 17, 2023).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Southern Pacific / Richards
12 substantial renovation & housing permits over 24 months (41.2 per 1,000 parcels vs. 30.4 citywide baseline) (#82 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Southern Pacific / Richards)
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)
- ! Delayed or open permit activity on this parcel
Repair tied to a housing/code case (COM-1606129): Issued after 11 mo (32.2× the 10d median) — slower than 90% of repair tied to a housing/code case permits in City of Sacramento (median 10d, 90th pct 164d, n=310).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: 168 new homes at 701 Dos Rios St (0.21 mi SE, fee estimate). 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 (~$7,016/yr at $576,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$585/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:
- 422,532 sq ft (9.70 ac)
- Assessor use:
- Industrial · Warehouse · Processing
- Tax rate area:
- 03083
- Addresses on lot:
- 800 N 10TH ST; 800 N 10TH ST STE A STE A; 800 N 10TH ST STE B STE B
Zoning & Land Use
RMX-SPD — Residential Mixed Use Zone (R)
2040 General Plan: Residential Mixed Use (FAR up to 4)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMX (mixed use): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned RMX (mixed use), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMX (mixed use), 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 06067C0176J, effective June 16, 2015
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $490,000 – $662,000 · Status: Off market
HUD Small Area FMR (ZIP 95811) · FY 2026
Studio $1,840 · 1BR $1,930 · 2BR $2,380 · 3BR $3,170 · 4BR $3,650
Developments Deserving Closer Investigation & Active Area Builders
- 168 new homes at 701 Dos Rios St (Fee estimate)0.21 mi SE
In "Fee estimate" for 7.7 yr (since Mar 8, 2019), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (168 housing units, $35,000,000 declared valuation across 1 permit).
- T9, Lot 10E (In review)0.22 mi W
In "In review" for 4.2 yr (since Aug 24, 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 (36 housing units, $5,997,108 declared valuation across 20 permits).
- River District Condon- Club House (In review)0.24 mi SE
In "In review" for 15 mo (since Jul 29, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (6 housing units, $988,717 declared valuation across 4 permits). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
- Alchemist Public Market (Issued)0.41 mi S
Active in "Issued" for 17 mo (first record Jun 10, 2025) with no new permit activity recorded in 6 mo. High-impact scale ($798,104 declared valuation across 9 permits). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: J Four Enterprises (3 on parcel, 3 in ½ mi · Fire alarm / sprinkler); Ptrs (2 on parcel, 2 in ½ mi · Roof replacement); Rja Heating And Air (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Accurate Corporate Images (1 on parcel, 1 in ½ mi · Repair tied to a housing/code case); Bosley Electric Contracting (1 on parcel, 1 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (10 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2322172 | Other | Expired Application | App. Oct 17, 2023 | $23,286 | EPC - 1. (1) New pedestrian exit gate with panic hardware in the existing perimeter iron fence at 840 N 10th street. 2.… |
| SIG-2304527 | Sign | Finaled | Iss. Mar 21, 2023 | $2,800 | INSTA;; ON NON ILLUMINATED WALL SIGN. |
| COM-2109221 | Roof replacement | Finaled | Iss. Apr 30, 2021 | $296,202 | E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 922 squares of TPO Single Ply. CRRC: 0738-002 |
| COM-2109218 | Roof replacement | Finaled | Iss. Apr 30, 2021 | $308,035 | E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 1014 squares of TPO Single Ply. CRRC: 0738-0002 |
| COM-1606129 | Repair tied to a housing/code case |