251 Richards Blvd
Sacramento 95811 · Southern Pacific / Richards · City of Sacramento · Coordinates: 38.59766, -121.50061
Executive Verdict · Public-Records Synthesis
Zoned OB-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $666,000 ($566,000–$766,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone OB-SPD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$30,096 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Feb 17, 2026).
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
Remodel / interior alteration (COM-1904796): Issued after 4 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: Hawthorn Apartments (0.1 mi NW, 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 (~$8,042/yr at $666,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$670/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:
- 91,476 sq ft (2.10 ac)
- Assessor use:
- Industrial · Multi-tenant · Other
- Tax rate area:
- 03083
- Addresses on lot:
- 251 RICHARDS BLVD; 261 RICHARDS BLVD
Zoning & Land Use
OB-SPD — Low-Rise Mixed-Use Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 4)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned OB (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 OB (mixed use), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned OB (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 06067C0157J, 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: $566,000 – $766,000 · 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)0.1 mi NW
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).
- Railyards: Kaiser Hospital Complex (Issued)0.49 mi S
Active in "Issued" for 2.9 yr (first record Dec 6, 2023) with no new permit activity recorded in 12 mo. High-impact scale ($140,394,000 declared valuation across 36 permits). current_status changed to "Complete" in snapshot Nov 1, 2026.
- Demolition at 320 Bannon St (Issued)0.14 mi S
Active in "Issued" for 15 mo (first record Aug 22, 2025) with no new permit activity recorded in 13 mo. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
- Demolition at 324 Bannon St (Issued)0.15 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: Schetter Electric (1 on parcel, 4 in ½ mi · Commercial tenant improvement); Watson Companies (2 on parcel, 2 in ½ mi · Roof replacement); Viacon (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Ken Nix And Associates (1 on parcel, 1 in ½ mi · Plan revision / deferred submittal); United Building Service Mechanical (1 on parcel, 1 in ½ mi · Roof replacement).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2525595 | Other | Issued | Iss. Feb 17, 2026 | $110,000 | EPC - INSTALLING (2) TWO NEW GATE OPERATORS TO SERVICE (2) TWO PROPOSED VEHICLE SLIDIDING GATES. THE SLIDING GATES WILL … |
| COM-2002615 | Roof replacement | Finaled | Iss. Feb 14, 2020 | $93,000 | Overlay the current roofing system with a new 60 mil. TPO membrane roofing system. |
| COM-1923315 | Roof replacement | Finaled | Iss. Dec 2, 2019 | $79,355 | Tear Off - No, Resheet - No, 1 layer(s), 215 squares of TPO Single Ply. In-progress inspection required if 10 squares or… |
| COM-1904796 | Remodel / interior alteration | Finaled | Iss. Jul 12, 2019 | $76,000 | EPC Submittal - - Remove interior 10KW generator and replace with exterior natural gas 25KW generator on 4" thick pad, … |
| SUB-1824094 |