210 Richards Blvd
Sacramento 95811 · Southern Pacific / Richards · City of Sacramento · Coordinates: 38.59679, -121.50146
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $636,000 ($541,000–$731,000).
Upsides & Opportunities
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Jan 21, 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)
- ✓ 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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Hawthorn Apartments (0.11 mi NW, 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 (~$7,700/yr at $636,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$642/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:
- 36,765 sq ft (0.84 ac)
- Assessor use:
- Residential · Motel
- Tax rate area:
- 03083
- Addresses on lot:
- 210 RICHARDS BLVD
Zoning & Land Use
C-2-SPD — General Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 8)
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 06067C0157J, 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: $541,000 – $731,000 · 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
- Hawthorn Apartments (Entitled)0.11 mi NW
In "Entitled" for 5.8 yr (since Jan 15, 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 (281 housing units across 0 permits).
- Railyards: Kaiser Hospital Complex (Issued)0.43 mi S
Active in "Issued" for 2.9 yr (first record Dec 6, 2023) with no new permit activity recorded in 12 mo. High-impact scale ($140,394,000 declared valuation across 36 permits). current_status changed to "Complete" in snapshot Nov 1, 2026.
- Demolition at 320 Bannon St (Issued)0.12 mi SE
Active in "Issued" for 15 mo (first record Aug 22, 2025) with no new permit activity recorded in 13 mo. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
- Demolition at 324 Bannon St (Issued)0.12 mi SE
Active in "Issued" for 15 mo (first record Aug 21, 2025) with no new permit activity recorded in 13 mo. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Mid Valley Roofing And Roof Removal (1 on parcel, 1 in ½ mi · Roof replacement); Joseph C Wanner (1 on parcel, 1 in ½ mi · HVAC / heat pump); Quality Control Electric (1 on parcel, 1 in ½ mi · Remodel / interior alteration); New Vista Renovation (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Gala Construction (10 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2501308 | Remodel / interior alteration | Expired Application | App. Jan 21, 2025 | $4,900 | EPC - We are installing two dedicated 30 amp circuits for stackable washer and dryers. |
| COM-2407518 | HVAC / heat pump | Finaled | Iss. Apr 9, 2024 | $21,233 | HVAC Permit: HVAC change out like for like split system. 4 ton, 20 SEER, 8 HSPF, 50K BTUs. The existing unit shall be … |
| COM-2206891 | Roof replacement | Expired Permit | Iss. Mar 31, 2022 | $118,380 | E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 350 squares of 30yr Laminated Dimensional Composition. CRRC: 0676-013… |
| COM-1905282 | Remodel / interior alteration | Finaled | Iss. Mar 26, 2019 | $210 | Plumbing/ gas line-install aprox 390sf of 1 1/2'' gas line from meter to pool equipment. (no plans per Richard hiens) |