111 Bercut Dr
Sacramento 95811 · Southern Pacific / Richards · City of Sacramento · Coordinates: 38.59528, -121.50210
Executive Verdict · Public-Records Synthesis
Zoned M-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $599,000 ($509,000–$689,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$11,088 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jun 9, 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
Electrical / panel (COM-2518050): Issued after 4 mo — slower than 90% of electrical / panel permits in City of Sacramento (median 0d, 90th pct 5d, n=11,023).
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 (0.21 mi N, 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 (~$7,279/yr at $599,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$607/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:
- 8,680 sq ft (0.20 ac)
- Assessor use:
- Miscellaneous · Utility / Power / Sewer
- Tax rate area:
- 03083
- Addresses on lot:
- 111 BERCUT DR
Zoning & Land Use
M-2-SPD — Heavy Industrial Zone (I)
2040 General Plan: Public/Quasi-Public
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned M-2 (industrial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned M-2 (industrial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned M-2 (industrial), 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: $509,000 – $689,000 · 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)0.21 mi N
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)0.33 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)0.12 mi E
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)0.13 mi E
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: Yupana (2 on parcel, 2 in ½ mi · Electrical / panel); Quality Telecom Consultants (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Kleenair Heating And Air Conditioning (1 on parcel, 1 in ½ mi · HVAC / heat pump); Gala Construction (10 in ½ mi · Commercial tenant improvement); Bcm Construction (6 in ½ mi · New commercial / non-residential building).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2611863 | Other | Process Wait | App. Jun 9, 2026 | $15,000 | EPC - Install (2) (N) microwave dishes and associated equipment on existing tower. |
| COM-2518050 | Electrical / panel | Finaled | Iss. Dec 31, 2025 | $35,000 | EPC - Remove (8) existing panel antennas, install (7) replacement panel antennas at 123 ft level on existing 240 ft. lat… |
| COM-2303659 | Electrical / panel | Expired Permit | Iss. May 1, 2023 | $40,000 | EPC - Verizon to upgrade existing antennas and add new. Remove (4) existing Verizon Wireless NHH-45B-R2B panel antennas… |
| COM-1910220 | Remodel / interior alteration | Finaled | Iss. Jul 25, 2019 | $28,000 | Install new utility hand-hole for new conduit. Trench appx 330' to existing cell tower. place new telco can on existing … |
| COM-1806830 |