500 N 6th St
Sacramento 95811 · Southern Pacific / Richards · City of Sacramento · Coordinates: 38.59819, -121.49350
Executive Verdict · Public-Records Synthesis
Zoned RMX-PUD-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-PUD-SPD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Apr 14, 2025, 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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: T9, Lot 10E (0.2 mi NE, in review). 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:
- 121,532 sq ft (2.79 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03083
- Addresses on lot:
- 500 N 6TH ST; 500 N 6TH ST APT 9101 APT 9101; 500 N 6TH ST APT 9102 APT 9102
Zoning & Land Use
RMX-PUD-SPD — Residential Mixed Use Zone (R)
2040 General Plan: Residential Mixed Use (FAR up to 8)
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
- T9, Lot 10E (In review)0.2 mi NE
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).
- Hawthorn Apartments (Entitled)0.48 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)0.13 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).
- Township 9 (Finaled / completed)On this parcel
High-impact scale (48 housing units, $7,206,901 declared valuation across 45 permits).
Entity-resolved builders & contractors in ½ mile: North State Electrical Contractors (2 on parcel, 2 in ½ mi · EV charger); Mason Building And Design (12 in ½ mi · New multifamily / condos / mixed-use); Gala Construction (10 in ½ mi · Commercial tenant improvement); Icon General Contractors (7 in ½ mi · Commercial tenant improvement); Bcm Construction (6 in ½ mi · New commercial / non-residential building).
Permit & Project History on This Parcel (3 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2505000 | EV charger | Finaled | Iss. Apr 14, 2025 | $31,000 | EPC - Electrical Scope of Work: Connect EV Chargers to existing building structures at Township 9, Lot 16. |
| COM-2500714 | EV charger | Finaled | Iss. Feb 6, 2025 | $31,000 | EPC - Electrical Scope of Work: Connect 6 EV chargers to existing building structure AT LOT 8. |
| COM-2406605 | Plan revision / deferred submittal | Complete | App. Mar 27, 2024 | — | EPC - Revision to COM-2227066 for egress update. Plans show the stair width is code compliant without the use of an Emer… |