400 Bannon St
Sacramento 95811 · Southern Pacific / Richards · City of Sacramento · Coordinates: 38.59542, -121.49780
Executive Verdict · Public-Records Synthesis
Zoned R-3A-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $646,000 ($549,000–$743,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3A-SPD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$10,576 contributory est.)
Public building records show issued construction/renovation work on this parcel (15 total permits, latest Sep 25, 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: Hawthorn Apartments (0.31 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 (~$7,814/yr at $646,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$651/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:
- 60,548 sq ft (1.39 ac)
- Assessor use:
- Church / Welfare · Church · Exempt
- Tax rate area:
- 03169
- Addresses on lot:
- 400 BANNON ST
Zoning & Land Use
R-3A-SPD — Multi-Unit Dwelling 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 R-3A (multifamily residential): 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 R-3A (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-3A (multifamily residential), 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: $549,000 – $743,000 · 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)0.31 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).
- T9, Lot 10E (In review)0.5 mi NE
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).
- Railyards: Kaiser Hospital Complex (Issued)0.37 mi SW
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.
- T9 Hotel (Fee estimate)0.3 mi E
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: Schetter Electric (2 on parcel, 4 in ½ mi · Commercial tenant improvement); Frazier Construction (3 on parcel, 3 in ½ mi · Commercial tenant improvement); Nor Cal Roofing (3 on parcel, 3 in ½ mi · Roof replacement); Villara (2 on parcel, 2 in ½ mi · HVAC / heat pump); Trinity Heating And Cooling (1 on parcel, 1 in ½ mi · HVAC / heat pump).
Permit & Project History on This Parcel (15 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2520257 | Plan revision / deferred submittal | Complete | App. Sep 25, 2025 | — | EPC - REVISION TO COM-2416411 OMIT RAMP FROM PLANS, ADD WHEELCHAIR LIFT |
| COM-2416411 | Commercial tenant improvement | Finaled | Iss. Feb 6, 2025 | $254,350 | EPC - DEMOLITION AND REPLACEMENT OF ONE HOUR SHEETROCK CEILING THROUGHOUT AREA OF WORK, NEW T-BAR CEILING AT DINING HALL… |
| COM-2311180 | Remodel / interior alteration | Finaled | Iss. Oct 4, 2023 | $1,500 | EPC - Replacement of all HVAC ducting. - This scope of work is to address the inspection comments from permit COM-222675… |
| COM-2226753 | HVAC / heat pump | Expired Permit | Iss. Dec 15, 2022 | $14,133 | HVAC replacement, like for like same location, # ton gas pack, 14 SEER 80 AFUE |
| COM-2118915 |