516 13th St
Sacramento 95814 · Mansion Flats · City of Sacramento · Coordinates: 38.58409, -121.48738
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 $788,000 ($693,000–$883,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3A-SPD allows residential use qualifying for ministerial ADU review under state law (15 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$97,352 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Feb 26, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Mansion Flats
39 substantial renovation & housing permits over 24 months (73.2 per 1,000 parcels vs. 30.4 citywide baseline) (#15 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Mansion Flats)
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: The Grace (0.19 mi SE, 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 (~$9,433/yr at $788,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$786/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:
- 3,049 sq ft (0.07 ac)
- Assessor use:
- Residential · Two Family · Duplex
- Tax rate area:
- 03186
- Addresses on lot:
- 516 13TH ST; 518 13TH ST
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: $693,000 – $883,000 · 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
Nearby Activity (½ mile radius, since November 2024)
33 active or recent development projects (732 housing units across completed, permitted, and pipeline stages) and 641 total building permits recorded within ½ mile.
- New construction21 permits (359 units)
- Adds housing (ADU)13 permits (25 units)
- Demolition10 permits
- Additions & renovations129 permits
- Building systems308 permits
- Repairs17 permits
- Other143 permits
Developments Deserving Closer Investigation & Active Area Builders
- The Grace (Entitled)0.19 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).
- C Street Residential Complex (Entitled)0.21 mi N
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 Eight Story Mixed Use (In review)0.28 mi SW
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).
- 1121 I Street Mixed-Use (Entitled)0.3 mi SW
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).
Entity-resolved builders & contractors in ½ mile: Reys Air Solution (2 on parcel, 2 in ½ mi · HVAC / heat pump); Peach Electric (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Performance Roofing (1 on parcel, 1 in ½ mi · Remodel / interior alteration); West Coast Hydronics And Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Black Pine Builders (129 in ½ mi · New single-family home).
Permit & Project History on This Parcel (6 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2503742 | Remodel / interior alteration | Finaled | Iss. Feb 26, 2025 | $25,000 | Roof/Window Permit: Remove and replace 7 windows. The egress windows will meet the code requirements enforced at the t… |
| RES-2307380 | HVAC / heat pump | Finaled | Iss. Apr 14, 2023 | $20,000 | Change-out w/new ducts Split System to Split System. The existing unit shall be removed. The new unit shall be placed in… |
| RES-2106029 | Addition (adds square footage) | Finaled | Iss. Jul 27, 2021 | $140,253 | EPC - Add 1134 SF of new habitable living space at ground floor (existing basement) to convert existing single family to… |
| RES-2102557 | Plumbing / water heater / sewer | Finaled | Iss. Feb 12, 2021 | $20,000 | Repiping all cat iron and galvanized pipes in the house. All fixtures will remain in the same place. Relocating water he… |
| RES-2102706 | Electrical / panel | Finaled | Iss. Feb 10, 2021 | $2,500 | AA: existing panel 100 Amps - Overhead service, new main panel 200 Amps, N/A weather head/masthead work, main breaker re… |
| RES-2100673 | HVAC / heat pump | Expired Permit | Iss. Jan 12, 2021 | $20,000 | Installing a 2 and 3 ton Heat Pumps with new Duct Work. Units will be installed in a location where they will not be vis… |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2023).