411 N 16th St
Sacramento 95811 · City of Sacramento · Coordinates: 38.59159, -121.47896
Executive Verdict · Public-Records Synthesis
Zoned C-4-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $787,000 ($669,000–$905,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$151,657 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest May 4, 2021).
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Grower's District Multi-Family Site 215 (0.17 mi S, 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 (~$9,422/yr at $787,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$785/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:
- 42,000 sq ft (0.96 ac)
- Assessor use:
- Retail / Commercial · Restaurant · Cocktail Lounge / Bar
- Tax rate area:
- 03083
- Addresses on lot:
- 411 N 16TH 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: $669,000 – $905,000 · 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
Nearby Activity (½ mile radius, since November 2024)
7 active or recent development projects (18 housing units across completed, permitted, and pipeline stages) and 93 total building permits recorded within ½ mile.
- New construction11 permits (170 units)
Developments Deserving Closer Investigation & Active Area Builders
- Grower's District Multi-Family Site 215 (Entitled)0.17 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).
- GD Site 200 (Fee estimate)0.17 mi SW
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).
- River District Condon- Club House (In review)0.44 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.
- 168 new homes at 701 Dos Rios St (Fee estimate)0.47 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).
Entity-resolved builders & contractors in ½ mile: Reinke Construction (3 on parcel, 3 in ½ mi · Addition (adds square footage)); Simplexgrinnell (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Gudgel Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Pan Sign (1 on parcel, 1 in ½ mi · Sign); Gary Krezman Electric (1 on parcel, 1 in ½ mi · Electrical / panel).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2011693 | Remodel / interior alteration | Expired Permit | Iss. May 4, 2021 | $24,675 | EPC - Installing new pre-fabricated gas fireplace |
| COM-2017641 | Other | Finaled | Iss. Oct 1, 2020 | $15,000 | EPC - 4706sf Temp tent in parking lot with 928sf deck |
| COM-2016102 | Electrical / panel | Finaled | Iss. Sep 16, 2020 | $300 | EXPEDITED - Temporary Power for Temp Tent |
| COM-1914924 | Roof replacement | Finaled | Iss. Aug 7, 2019 | $15,300 | E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 90 squares of TPO Single Ply. CRRC: 0738-0002 |
| SIG-1814656 | Sign | Expired Permit | Iss. Mar 4, 2019 |