1115 F St
Sacramento 95814 · Alkali Flat · City of Sacramento · Coordinates: 38.58450, -121.48955
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 $994,000 ($875,000–$1,113,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3A-SPD allows residential use qualifying for ministerial ADU review under state law (11 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$104,700 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Apr 25, 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: 1121 I Street Eight Story Mixed Use (0.24 mi S, 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 (~$11,782/yr at $994,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$982/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:
- 9,664 sq ft (0.22 ac)
- Assessor use:
- Residential · Three Family · 1 Single Family Unit / 1 Duplex
- Tax rate area:
- 03186
- Addresses on lot:
- 1111 1/2 F ST; 1111 F ST; 1115 F ST
Zoning & Land Use
R-3A-SPD — Multi-Unit Dwelling Zone (R)
2040 General Plan: Residential Mixed Use (FAR up to 6)
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: $875,000 – $1,113,000 · 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
- 1121 I Street Eight Story Mixed Use (In review)0.24 mi S
In "In review" for 2.8 yr (since Jan 19, 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 (206 housing units, $61,800,000 declared valuation across 1 permit).
- C Street Residential Complex (Entitled)0.24 mi NE
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).
- 1121 I Street Mixed-Use (Entitled)0.26 mi S
In "Entitled" for 3.7 yr (since Mar 2, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (204 housing units across 0 permits).
- The Grace (Entitled)0.3 mi SE
In "Entitled" for 3.4 yr (since Jun 27, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (26 housing units across 0 permits).
Entity-resolved builders & contractors in ½ mile: Sierra Crest Builders (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Gudgel Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Star Energy (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Icon General Contractors (133 in ½ mi · Commercial tenant improvement); Black Pine Builders (129 in ½ mi · New single-family home).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2303485 | Remodel / interior alteration | Finaled | Iss. Apr 25, 2023 | $175,000 | EPC- FULL Remodel of master bedroom and bathroom. Full Remodel of second bathroom and remodel kitchen. Carbon monoxide … |
| RES-2114946 | Plan revision / deferred submittal | Complete | App. Jul 12, 2021 | — | EPC - REVISION TO RES-2107842: DELTA 1 - Length is now 14' (north to south) and drawing now shows edge of existing house… |
| RES-2107842 | Addition (adds square footage) | Finaled | Iss. May 18, 2021 | $10,452 | EPC - Replace back stairs and add 168 sq ft back deck to existing single-family home. Carbon monoxide & Smoke alarms req… |
| RES-2110297 | Plumbing / water heater / sewer | Finaled | Iss. May 13, 2021 | $4,000 | Change-out installation of Electric - 050 gallon to Electric - 050 gallon, located inside building, screening not requir… |