521 N 10th St
Sacramento 95811 · Southern Pacific / Richards · City of Sacramento · Coordinates: 38.59631, -121.48582
Executive Verdict · Public-Records Synthesis
Zoned C-4-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $636,000 ($541,000–$731,000).
Upsides & Opportunities
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Aug 2, 2024, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: River District Condon- Club House (420 ft E, 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 (~$7,700/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:
- 70,132 sq ft (1.61 ac)
- Assessor use:
- Industrial · Warehouse · Processing
- Tax rate area:
- 03083
- Addresses on lot:
- 521 N 10TH ST
Zoning & Land Use
C-4-SPD — Heavy Commercial Zone (C)
2040 General Plan: Employment Mixed Use (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-4 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-4 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-4 (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: $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
- River District Condon- Club House (In review)420 ft 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)0.11 mi NE
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)0.34 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).
- Alchemist Public Market (Issued)0.2 mi SW
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: Johnson Controls Fire Protection (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Midstate Construction (31 in ½ mi · New multifamily / condos / mixed-use); Mason Building And Design (12 in ½ mi · New multifamily / condos / mixed-use); Quality Telecom Consultants (6 in ½ mi · Remodel / interior alteration); Jd Rodli Construction (5 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2416559 | Fire alarm / sprinkler | Expired Permit | Iss. Aug 2, 2024 | $2,421 | EPC - Replace existing faulty communication dialer with a new communication dialer. |
| COM-2210091 | Plan revision / deferred submittal | Complete | App. May 13, 2022 | — | EPC - revision to COM-2120133, we are lowering the wall height of a exterior enclosure. |
| COM-2120133 | Commercial tenant improvement | Finaled | Iss. Jan 28, 2022 | $165,500 | EPC-Remove existing non-bearing offices, install (2) walk-in refrigerated cooler boxes, (1) walk-in freezer. Install ex… |