1101 N D St
Sacramento 95811 · Southern Pacific / Richards · City of Sacramento · Coordinates: 38.59329, -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 $758,000 ($644,000–$872,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$122,192 contributory est.)
Public building records show issued construction/renovation work on this parcel (20 total permits, latest Jan 25, 2024).
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 (0.22 mi N, 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 (~$9,091/yr at $758,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$758/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:
- 43,286 sq ft (0.99 ac)
- Assessor use:
- Retail / Commercial · Vehicle Oriented · Auto Repair
- Tax rate area:
- 03083
- Addresses on lot:
- 1101 N D 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 06067C0180J, 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: $644,000 – $872,000 · 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)0.22 mi N
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)0.27 mi N
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).
- GD Site 200 (Fee estimate)0.34 mi SE
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).
- Outbuilding #1 at SRFC Stadium (In review)0.37 mi SW
In "In review" for 15 mo (since Aug 27, 2025), exceeding the 241d median and 334d 75th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($450,000,000 declared valuation across 18 permits). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Quality Telecom Consultants (6 on parcel, 6 in ½ mi · Remodel / interior alteration); Stc Netcom (2 on parcel, 2 in ½ mi · Remodel / interior alteration); Ainor Signs (2 on parcel, 2 in ½ mi · Sign); Broken Arrow Communications (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Walker Cellular (1 on parcel, 1 in ½ mi · Solar / battery storage).
Permit & Project History on This Parcel (20 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2401563 | Remodel / interior alteration | Finaled | Iss. Jan 25, 2024 | $25,000 | Permit to Complete Expired Work on COM-2116737- Remove (6) RRU's from tower and and install (6) antennas, (6) RRU's, (1)… |
| SIG-2317376 | Sign | Expired Permit | Iss. Sep 18, 2023 | $7,500 | 2 ILLUMINATED LETTER SETS |
| COM-2110101 | Solar / battery storage | Finaled | Iss. Aug 16, 2022 | $30,000 | EPC - Remove (3) panel antennas, (3) RRU's, (1) cabinet, (3) mounts, and (3) hybrid cables by Sprint/Clearwire. Install … |
| COM-2116737 | Remodel / interior alteration | Expired Permit | Iss. Nov 24, 2021 | $25,000 | EPC - Remove (6) RRU's from tower and and install (6) antennas, (6) RRU's, (1) OVP and (1) cable on tower. Remove (6) RR… |