321 Bercut Dr
Sacramento 95811 · Southern Pacific / Richards · City of Sacramento · Coordinates: 38.59817, -121.50158
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $707,000 ($601,000–$813,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$136,510 contributory est.)
Public building records show issued construction/renovation work on this parcel (23 total permits, latest Dec 8, 2023).
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
Demolition (COM-2109827): Issued after 8 mo — slower than 90% of demolition permits in City of Sacramento (median 1d, 90th pct 35d, n=705).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Hawthorn Apartments (200 ft 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 (~$8,510/yr at $707,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$709/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:
- 155,074 sq ft (3.56 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03083
- Addresses on lot:
- 321 BERCUT DR; 321 BERCUT DR # 1103 # 1103; 321 BERCUT DR # 1104 # 1104
Zoning & Land Use
C-2-SPD — General Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 4)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-2 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-2 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-2 (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 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: $601,000 – $813,000 · 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)200 ft 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).
- Track 281 Apartments - Parcel 3 Site Work (Finaled / completed)On this parcel
High-impact scale (61 housing units, $30,000 declared valuation across 24 permits).
- Demolition at 320 Bannon St (Issued)0.2 mi SE
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)0.2 mi SE
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: Gala Construction (17 on parcel, 19 in ½ mi · Commercial tenant improvement); Imperial Electric Service (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Cookie Cutter Pools (1 on parcel, 1 in ½ mi · Pool / spa); Sr Bray (1 on parcel, 1 in ½ mi · Electrical / panel); Mason Building And Design (6 in ½ mi · New multifamily / condos / mixed-use).
Permit & Project History on This Parcel (23 permits, 1 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2326164 | Plan revision / deferred submittal | Complete | App. Dec 8, 2023 | — | EPC - Revision to COM-2109787 to provide site lighting photometrics per inspector request |
| COM-2323627 | Plan revision / deferred submittal | Complete | App. Nov 6, 2023 | — | EPC - Revision to COM-2109787 for single line diagram per existing conditions |
| COM-2320493 | Plan revision / deferred submittal | Complete | App. Sep 26, 2023 | — | EPC - Revision TO COM-2109820 & COM-2109824 for revised single line diagrams on Building C and Building E. ORIGINAL SHAR… |
| COM-2319164 | Pool / spa |