819 N 10th St
Sacramento 95811 · Southern Pacific / Richards · City of Sacramento · Coordinates: 38.59948, -121.48444
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $591,000 ($502,000–$680,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$20,088 contributory est.)
Public building records show issued construction/renovation work on this parcel (10 total permits, latest Jul 30, 2026).
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
Plan revision / deferred submittal (SUB-1718314): Pending in review for 9.1 yr (81.1× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
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 (0.17 mi S, 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 (~$7,187/yr at $591,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$599/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:
- 207,781 sq ft (4.77 ac)
- Assessor use:
- Industrial · Warehouse · Processing
- Tax rate area:
- 03083
- Addresses on lot:
- 819 N 10TH ST; 821 N 10TH ST; 849 N 10TH ST
Zoning & Land Use
C-2-SPD — General Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 4)
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 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: $502,000 – $680,000 · 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)0.17 mi S
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).
- River District Condon- Club House (In review)0.22 mi S
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.
- T9, Lot 10E (In review)0.32 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).
- Alchemist Public Market (Issued)0.43 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: Nor Cal Climate Control (3 on parcel, 3 in ½ mi · HVAC / heat pump); Integrated Fire (2 on parcel, 2 in ½ mi · Fire alarm / sprinkler); Habitat For Humanity Of Greater Sacramento (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Phe (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Serrano Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump).
Permit & Project History on This Parcel (10 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2614142 | HVAC / heat pump | Issued | Iss. Jul 30, 2026 | $18,000 | EPC - Like for Like HVAC replacement. Remove existing HVAC 5-ton rooftop unit, RHEEM RJNL-A060JK and replace with 5-ton… |
| COM-2608261 | Roof replacement | Finaled | Iss. Apr 27, 2026 | $11,500 | Replace like for like heat pump located on the roof and air handler located in the attic. The existing unit shall be rem… |
| RES-2516273 | Roof replacement | Expired Permit | Iss. Aug 4, 2025 | $16,530 | E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 19 squares of Composite Class A. In-progress inspection required if… |
| COM-2409246 | Commercial tenant improvement | Finaled | Iss. Jun 24, 2024 | $179,600 | EPC - HABITAT FOR HUMANITY: 4484-sqft Interior remodel - demo interior non-load bearing walls/doors. Build new interior … |