510 N 12th St
Sacramento 95811 · Dos Rios Triangle · City of Sacramento · Coordinates: 38.59366, -121.48111
Executive Verdict · Public-Records Synthesis
Zoned R-5-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $598,000 ($508,000–$688,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-5-SPD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$27,610 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Sep 30, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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
Remodel / interior alteration (COM-2507997): Issued after 5 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: River District Condon- Club House (0.26 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 (~$7,267/yr at $598,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$606/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:
- 115,869 sq ft (2.66 ac)
- Assessor use:
- Industrial · Warehouse · Other
- Tax rate area:
- 03083
- Addresses on lot:
- 510 N 12TH ST; 510 SUNBEAM AVE; 600 SUNBEAM AVE
Zoning & Land Use
R-5-SPD — High-Rise Residential 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-5 (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-5 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-5 (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: $508,000 – $688,000 · 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)0.26 mi NW
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.
- GD Site 200 (Fee estimate)0.26 mi S
In "Fee estimate" for 4.4 yr (since Jun 3, 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 (100 housing units, $16,250,000 declared valuation across 4 permits).
- 168 new homes at 701 Dos Rios St (Fee estimate)0.28 mi NW
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).
- Grower's District Multi-Family Site 215 (Entitled)0.31 mi S
In "Entitled" for 4.3 yr (since Jul 15, 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 (70 housing units, $10,346,547 declared valuation across 2 permits).
Entity-resolved builders & contractors in ½ mile: D 7 Roofing Services (1 on parcel, 1 in ½ mi · Roof replacement); Air Works (1 on parcel, 1 in ½ mi · Roof replacement); 39th St Properties (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Engineered Monitoring (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Midstate Construction (31 in ½ mi · New multifamily / condos / mixed-use).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2507997 | Remodel / interior alteration | Finaled | Iss. Sep 30, 2025 | $50,000 | EPC - Installation of a 7ft tall wrought iron fence with fire access gate and pedestrian gate. |
| COM-2316084 | Roof replacement | Finaled | Iss. Aug 2, 2023 | $10,150 | Remove and replace one 4 TON roof mounted heatpump package unit. Like for like. Directfit. he existing unit shall be re… |
| COM-2101419 | Remodel / interior alteration | Finaled | Iss. Mar 9, 2021 | $2,750 | EPC - SUITE #1: EXTERIOR ROLL UP DOOR: Widening a 10' x 14' door to 14' x 14' |
| COM-1818725 | Fire alarm / sprinkler | Finaled | Iss. Sep 26, 2018 | $1,041 | Radio & Fire Panel Addition 314 SF |
| COM-1722831 | Roof replacement |