601 N 7th St
Sacramento 95811 · Southern Pacific / Richards · City of Sacramento · Coordinates: 38.59755, -121.48918
Executive Verdict · Public-Records Synthesis
Zoned OB-PUD-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $579,000 ($492,000–$666,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone OB-PUD-SPD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$8,667 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Apr 10, 2025).
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: T9, Lot 10E (0.16 mi NW, in review). 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 (~$7,051/yr at $579,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$588/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:
- 482,209 sq ft (11.07 ac)
- Assessor use:
- Office · Office (General) · Two Story
- Tax rate area:
- 03083
- Addresses on lot:
- 501 N 7TH ST; 601 N 7TH ST; 601 N 7TH ST BLDG A BLDG A
Zoning & Land Use
OB-PUD-SPD — Low-Rise Mixed-Use Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 4)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned OB (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 OB (mixed use), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned OB (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: $492,000 – $666,000 · 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
- T9, Lot 10E (In review)0.16 mi NW
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)0.27 mi E
In "In review" for 16 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.
- 168 new homes at 701 Dos Rios St (Fee estimate)0.28 mi E
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 Hotel (Fee estimate)0.19 mi SW
In "Fee estimate" for 3.5 yr (since May 10, 2023), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($33,434,912 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Icon General Contractors (1 on parcel, 6 in ½ mi · Commercial tenant improvement); Acco Engineered (2 on parcel, 2 in ½ mi · HVAC / heat pump); Heartwood C And D (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Frontline Builders And General Contracting (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Solace Enterprises (1 on parcel, 1 in ½ mi · HVAC / heat pump).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2507205 | Plan revision / deferred submittal | Complete | App. Apr 10, 2025 | — | EPC - Revisions to anchoring details and special inspection form. |
| COM-2412880 | HVAC / heat pump | Finaled | Iss. Feb 18, 2025 | $71,000 | EPC - Remove and replace (1) 25 ton gas package unit. |
| FPP-2502141 | Commercial tenant improvement | Finaled | Iss. Feb 12, 2025 | $41,740 | EPC - EXPEDITED - THE SCOPE OF THIS PROJECT IS LIMITED TO THE FOLLOWING WITHIN EXISTING WOMEN'S RESTROOM ON THE FIRST A… |
| COM-2409495 | HVAC / heat pump | Finaled | Iss. May 2, 2024 | $12,000 | R/R (1) HVAC mini split only. The existing unit shall be removed. The new unit shall be placed in the same location as … |
| COM-2119172 |