431 I St
Sacramento 95814 · Southern Pacific / Richards · City of Sacramento · Coordinates: 38.58394, -121.49971
Executive Verdict · Public-Records Synthesis
Zoned C-3-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $587,000 ($499,000–$675,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$12,078 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Nov 14, 2025).
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: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Railyards Lot 46A Apartments (0.19 mi E, 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 (~$7,142/yr at $587,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$595/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:
- 39,237 sq ft (0.90 ac)
- Assessor use:
- Office · Office (General) · Two Story
- Tax rate area:
- 03308
- Addresses on lot:
- 431 I ST; 431 I ST STE 100 STE 100; 431 I ST STE 102 STE 102
Zoning & Land Use
C-3-SPD — Central Business District Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 15)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-3 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-3 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-3 (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: minimal flood hazard (all of the lot) · FIRM panel 06067C0180J, 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: $499,000 – $675,000 · Status: Off market
HUD Small Area FMR (ZIP 95814) · FY 2026
Studio $1,640 · 1BR $1,720 · 2BR $2,120 · 3BR $2,820 · 4BR $3,250
Developments Deserving Closer Investigation & Active Area Builders
- Railyards Lot 46A Apartments (Entitled)0.19 mi E
In "Entitled" for 6.9 yr (since Dec 9, 2019), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (150 housing units across 0 permits).
- Railyards Lot 43 Multifamily Five Story (Fee estimate)0.21 mi NE
In "Fee estimate" for 2.6 yr (since Apr 3, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (300 housing units, $80,216,824 declared valuation across 1 permit).
- Wong Center Senior Apartments (Entitled)0.26 mi NE
In "Entitled" for 5.6 yr (since Apr 9, 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 (150 housing units across 0 permits).
- 800 K Mixed Use (Fee estimate)0.34 mi SE
In "Fee estimate" for 9.7 yr (since Feb 16, 2017), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (92 housing units, $20,222,208 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Marketone Builders (3 on parcel, 54 in ½ mi · Commercial tenant improvement); Mw Construction (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Kellogg And Kellogg (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Legacy Air HVAC (1 on parcel, 1 in ½ mi · Roof replacement); Sacramento City Signs (1 on parcel, 1 in ½ mi · Sign).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2521477 | Commercial tenant improvement | Finaled | Iss. Nov 14, 2025 | $41,000 | EPC - Relocation of 2 non load bearing walls .Drywall Repair. New Flooring . Paint . (1) Sprinkler Head. |
| COM-2426697 | Commercial tenant improvement | Finaled | Iss. Feb 27, 2025 | $30,000 | EPC - Divide an existing conference room into two offices/rooms. No additional S/F to suite. Suite 202. |
| SIG-2405295 | Sign | Expired Permit | Iss. Jun 21, 2024 | $4,000 | (1) NON-ILLUMINATED SIGN AND (1) ILLUMINATED SIGN |
| COM-1918566 | Plan revision / deferred submittal | Complete | App. Sep 27, 2019 | — | EXPEDITED - REVISION TO COM-1904771-relocation of fire alarm devices due to field conditions. |
| COM-1904771 |