401 N 3rd St
Sacramento 95811 · Southern Pacific / Richards · City of Sacramento · Coordinates: 38.59855, -121.49881
Executive Verdict · Public-Records Synthesis
Zoned RMX-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $571,000 ($485,000–$657,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMX-SPD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Jun 21, 2023, 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)
- ! Delayed or open permit activity on this parcel
Fire alarm / sprinkler (COM-2301608): Issued after 2 mo (4.4× the 14d median) — above the 75th percentile for fire alarm / sprinkler permits in City of Sacramento (median 14d, 75th pct 29d, n=2,312).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Hawthorn Apartments (0.19 mi W, 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 (~$6,959/yr at $571,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$580/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:
- 169,013 sq ft (3.88 ac)
- Assessor use:
- Industrial · Warehouse · Other
- Tax rate area:
- 03083
- Addresses on lot:
- 401 N 3RD ST
Zoning & Land Use
RMX-SPD — Residential Mixed Use 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 RMX (mixed use): 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 RMX (mixed use), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMX (mixed use), 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: $485,000 – $657,000 · 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
- Hawthorn Apartments (Entitled)0.19 mi W
In "Entitled" for 5.8 yr (since Jan 15, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (281 housing units across 0 permits).
- T9, Lot 10E (In review)0.46 mi E
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).
- T9 Hotel (Fee estimate)0.37 mi E
In "Fee estimate" for 3.5 yr (since May 10, 2023), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($33,434,912 declared valuation across 1 permit).
- Demolition at 324 Bannon St (Issued)0.2 mi S
Active in "Issued" for 15 mo (first record Aug 21, 2025) with no new permit activity recorded in 13 mo. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Valley Commercial Contractors (2 on parcel, 2 in ½ mi · Commercial tenant improvement); Nor Cal Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Sacramento Control (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Mason Building And Design (12 in ½ mi · New multifamily / condos / mixed-use); Gala Construction (10 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2312807 | Plan revision / deferred submittal | Complete | App. Jun 21, 2023 | — | EPC - REVISION TO COM-2219658: REVISED ELECTRICAL PLANS TO MATCH FIELD |
| COM-2301608 | Fire alarm / sprinkler | Finaled | Iss. Mar 29, 2023 | $44,000 | EPC - THE SCOPE OF THIS PROJECT IS TO INSTALL A NEW FIRE ALARM SYSTEM WITHIN A FULLY SPRINKLERED B & S-2 OCCUPANCY. THE… |
| COM-2226930 | Plan revision / deferred submittal | Complete | App. Dec 16, 2022 | — | EXPEDITED - EPC - Revision to COM-2219658- REVISED FLOOR PLAN ON ELEC, PLUMBING AND FIRE SPRINKLER TO REFLECT PERMITTED … |
| COM-2219658 | Commercial tenant improvement | Certificate of Occupancy | Iss. Nov 9, 2022 | $385,000 | EXPEDITED - EPC - Demolishing existing office space and restroom in its entirety, new tenant partitions and restroom wit… |