444 N 3rd St
Sacramento 95811 · Southern Pacific / Richards · City of Sacramento · Coordinates: 38.59897, -121.50005
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 $770,000 ($655,000–$885,000).
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
- ✓ Documented permitted upgrades (+$199,535 contributory est.)
Public building records show issued construction/renovation work on this parcel (24 total permits, latest Oct 6, 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
Plan revision / deferred submittal (SUB-1821049): Pending in review for 8 yr (71.6× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Hawthorn Apartments (0.13 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 (~$9,228/yr at $770,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$769/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:
- 189,050 sq ft (4.34 ac)
- Assessor use:
- Office · Office (General) · One Story
- Tax rate area:
- 03083
- Addresses on lot:
- 420 N 3RD ST; 444 N 3RD ST; 444 N 3RD ST STE 100 STE 100
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 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: $655,000 – $885,000 · 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)0.13 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 Hotel (Fee estimate)0.45 mi SE
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 320 Bannon St (Issued)0.23 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)0.23 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: Descor (6 on parcel, 7 in ½ mi · Plan revision / deferred submittal); West Fork Construction (6 on parcel, 6 in ½ mi · Commercial tenant improvement); Icon General Contractors (1 on parcel, 6 in ½ mi · Commercial tenant improvement); Schetter Electric (1 on parcel, 3 in ½ mi · Commercial tenant improvement); Wfc Builders (2 on parcel, 2 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (24 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2622200 | Other | Applied | App. Oct 6, 2026 | $20,515 | Install exterior security fencing to deter vagrancy. Matte black finish to match existing. |
| COM-2423985 | Other | Finaled | Iss. Dec 11, 2024 | $15,000 | EPC - EXTERIOR PATIO . ENCLOSE LOW WALL CMU PLANTER, REMOVE APPROX. 500SF OF LANDSCAPING AND REPLACE WITH CONCRETE FLATW… |
| COM-2405892 | Plan revision / deferred submittal | Complete | App. Mar 19, 2024 | — | EPC - CHANGED PANEL SCHEDULE NAME, CHANGED HVAC CIRCUITS TO REFLECT THE CORRECT PANEL THE CIRCUIT IS BEING FED FROM, CHA… |
| COM-2404304 | Plan revision / deferred submittal | Complete | App. Feb 28, 2024 | — | REVISION TO COM-2321918- EPC - Mechanical revision to approved plans, see Summary of Changes. |