430 16th St
Sacramento 95814 · Mansion Flats · City of Sacramento · Coordinates: 38.58394, -121.48297
Executive Verdict · Public-Records Synthesis
Zoned C-4-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $591,000 ($520,000–$662,000).
Upsides & Opportunities
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Jul 13, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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 (0.17 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 (~$7,187/yr at $591,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$599/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:
- 10,454 sq ft (0.24 ac)
- Assessor use:
- Residential · Motel
- Tax rate area:
- 03005
- Addresses on lot:
- 430 16TH ST
Zoning & Land Use
C-4-SPD — Heavy Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-4 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-4 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-4 (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: 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: $520,000 – $662,000 · 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
- The Grace (Entitled)0.17 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)0.28 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).
- Juno Mixed-Use (In review)0.4 mi S
In "In review" for 9.6 yr (since Apr 18, 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 (198 housing units, $55,118,716 declared valuation across 11 permits).
- GD Site 200 (Fee estimate)0.42 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: Solid Construction And Design (1 on parcel, 3 in ½ mi · Remodel / interior alteration); Rebuildit (2 on parcel, 2 in ½ mi · Roof replacement); Capitol Neon (1 on parcel, 1 in ½ mi · Sign); Black Pine Builders (117 in ½ mi · New single-family home); Syncon Homes Of California (33 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 |
|---|---|---|---|---|---|
| COM-2519464 | HVAC / heat pump | Issued | Iss. Jul 13, 2026 | $250,000 | EPC - Case #21-051564. All work shall comply with governing codes and will be subject to approval by the Authority Havin… |
| COM-2500422 | Roof replacement | Finaled | Iss. Jan 10, 2025 | $12,250 | ENTIRELY REMOVE AND DISPOSE OF THE EXISTING SECOND-LEVEL ROOF DECK (approx. 140 sf) AT NORTH-WEST SECTION OF THE BUILDIN… |
| RES-2500420 | Roof replacement | Void | App. Jan 8, 2025 | $12,250 | ENTIRELY REMOVE AND DISPOSE OF THE EXISTING SECOND-LEVEL ROOF DECK (approx. 140 sf) AT NORTH-WEST SECTION OF THE BUILDIN… |
| COM-2221389 | Commercial tenant improvement | Plan Check Wait | App. Oct 6, 2022 | $100,000 | EPC - HSG #21-051564 - Adding HVAC units, adding electrical panel, water heater, gas line in 2nd floor utility room. Rem… |