405 15th St
Sacramento 95814 · Mansion Flats · City of Sacramento · Coordinates: 38.58469, -121.48354
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 $448,000 ($394,000–$502,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3A-SPD allows residential use qualifying for ministerial ADU review under state law (9 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$249,600 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest May 2, 2026).
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)
- ! Delayed or open permit activity on this parcel
Accessory dwelling unit at 405 15th St: Active in "Issued" for 4.2 yr (first record Sep 2, 2022) with no new permit activity recorded in 22 mo. High-impact scale (4 housing units, $800,000 declared valuation across 2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: The Grace (0.2 mi SW, 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 (~$5,557/yr at $448,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$463/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:
- 3,485 sq ft (0.08 ac)
- Assessor use:
- Vacant · Site (Under 2ac)
- Tax rate area:
- 03005
- Addresses on lot:
- 403 15TH ST; 405 15TH ST; 407 15TH 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. The assessor lists the lot as vacant: an ADU needs an existing or proposed main home.
- 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: $394,000 – $502,000 · 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
- Accessory dwelling unit at 405 15th St (Issued)On this parcel
Active in "Issued" for 4.2 yr (first record Sep 2, 2022) with no new permit activity recorded in 22 mo. High-impact scale (4 housing units, $800,000 declared valuation across 2 permits).
- The Grace (Entitled)0.2 mi SW
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)0.22 mi NW
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).
- GD Site 200 (Fee estimate)0.38 mi N
In "Fee estimate" for 4.4 yr (since Jun 3, 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 (100 housing units, $16,250,000 declared valuation across 4 permits).
Entity-resolved builders & contractors in ½ mile: New Haven Homes (2 on parcel, 2 in ½ mi · Accessory dwelling unit (new or conversion)); Black Pine Builders (129 in ½ mi · New single-family home); Syncon Homes Of California (33 in ½ mi · New single-family home); Tnt Industrial Contractors (22 in ½ mi · Commercial tenant improvement); Roebbelen Contracting (15 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (3 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2608837 | Plan revision / deferred submittal | Complete | App. May 2, 2026 | — | EPC - Plan revision for existing permit COM-2320032 ADDED BOOSTER PUMP REVISED WATER HEATERS FROM ORIGINALLY APPROVED, R… |
| COM-2512942 | Electrical / panel | Expired Permit | Iss. Jun 20, 2025 | $400 | Electrical Permit: Temporary power pole for the use of the building under construction. |
| COM-2320032 | Accessory dwelling unit (new or conversion) | Issued | Iss. Jan 10, 2025 | $800,000 | EPC - New 2-Story Building Construction. PRIMARY UNIT 1 - LEVEL 1: 492 SF + LEVEL 2: 500 SF = 992 SF UNIT 2 - LEVEL … |
State HCD Housing Element APR records on this parcel: 3 entries (report years 2022, 2025).