929 E St
Sacramento 95814 · Alkali Flat · City of Sacramento · Coordinates: 38.58648, -121.49140
Executive Verdict · Public-Records Synthesis
Zoned R-3A-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $742,000 ($653,000–$831,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3A-SPD allows residential use qualifying for ministerial ADU review under state law (6 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$44,173 contributory est.)
Public building records show issued construction/renovation work on this parcel (32 total permits, latest May 11, 2023).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Blokable Apartment (0.18 mi W, fee estimate). 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 (~$8,909/yr at $742,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$742/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:
- 81,457 sq ft (1.87 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03186
- Addresses on lot:
- 402 10TH ST; 408 10TH ST; 408 10TH ST # 10 # 10
Zoning & Land Use
R-3A-SPD — Multi-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-3A (multifamily residential): 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 R-3A (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-3A (multifamily residential), 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 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: $653,000 – $831,000 · 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
- Blokable Apartment (Fee estimate)0.18 mi W
In "Fee estimate" for 3.9 yr (since Dec 2, 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 (21 housing units, $10,630,000 declared valuation across 1 permit).
- Outbuilding #1 at SRFC Stadium (In review)0.25 mi N
In "In review" for 15 mo (since Aug 27, 2025), exceeding the 241d median and 334d 75th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($450,000,000 declared valuation across 18 permits). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
- Railyards Lot 43 Multifamily Five Story (Fee estimate)0.27 mi W
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).
- C Street Residential Complex (Entitled)0.28 mi E
In "Entitled" for 2.8 yr (since Jan 29, 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 (22 housing units across 0 permits).
Entity-resolved builders & contractors in ½ mile: Advanced Roof Design (8 on parcel, 8 in ½ mi · Roof replacement); Cornerstone Construction (7 on parcel, 7 in ½ mi · General repair); Green Energy Construction (7 on parcel, 7 in ½ mi · Electrical / panel); Key West (6 on parcel, 6 in ½ mi · General repair); Phe (1 on parcel, 5 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (32 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2309527 | Plumbing / water heater / sewer | Expired Permit | Iss. May 11, 2023 | $2,150 | Change-out installation of Gas - 100 gallon to Gas - 100 gallon, located inside building, screening not required. |
| COM-2219382 | Plan revision / deferred submittal | Complete | App. Sep 12, 2022 | — | EPC - REVISION TO COM-2023335 & COM-2023332: SUBMITTING ARCHITECT'S SUPPLEMENTAL INSTRUCTION TO CLARIFY THE FOLLOWING: H… |
| COM-2023335 | Addition (adds square footage) | Finaled | Iss. Apr 26, 2021 | $40,288 | EPC - 408 E STREET -UNITS # 5 THRU 20:R/R -(8) BALCONIES / DECKS @ 57 SF EACH X 8 = 456SF: ALL (8) BALCONY / DECK REPLA… |
| COM-2023332 | Addition (adds square footage) | Finaled | Iss. Apr 26, 2021 | $20,144 | EPC - 426 10TH STREET #,29 THRU 36: : R/R -(4) BALCONIES / DECKS @ 57 SF EACH X 4 = 228 SF: ALL (4) BALCONY / DECK REP… |