728 16th St
Sacramento 95814 · Mansion Flats · City of Sacramento · Coordinates: 38.58126, -121.48461
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $812,000 ($715,000–$909,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$180,748 contributory est.)
Public building records show issued construction/renovation work on this parcel (25 total permits, latest Feb 25, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: The Grace (320 ft NW, 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 (~$9,707/yr at $812,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$809/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:
- 51,401 sq ft (1.18 ac)
- Assessor use:
- Residential · High Rise Apartment
- Tax rate area:
- 03005
- Addresses on lot:
- 728 16TH ST
Zoning & Land Use
C-2-SPD — General Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 6)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-2 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-2 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-2 (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: $715,000 – $909,000 · 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)320 ft NW
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).
- Juno Mixed-Use (In review)0.21 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).
- Convention Center Hotel (Fee estimate)0.33 mi SW
In "Fee estimate" for 3.3 yr (since Jul 13, 2023), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale (28 housing units, $175,000,000 declared valuation across 1 permit).
- 1121 I Street Eight Story Mixed Use (In review)0.34 mi W
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).
Entity-resolved builders & contractors in ½ mile: Descor (1 on parcel, 12 in ½ mi · Commercial tenant improvement); Rcp Construction (4 on parcel, 9 in ½ mi · Commercial tenant improvement); J Vila Builders (1 on parcel, 7 in ½ mi · Commercial tenant improvement); Chang Woo Construction (3 on parcel, 3 in ½ mi · Addition (adds square footage)); Legacy Fire Protection (2 on parcel, 2 in ½ mi · Fire alarm / sprinkler).
Permit & Project History on This Parcel (25 permits, 2 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2603648 | Plan revision / deferred submittal | Complete | App. Feb 25, 2026 | — | EPC - REVISION TO COM-2519382: REDUCED NUMBER OF EV CHARGING STATIONS, 150 AMP PANEL REMOVED, 150 AMP BREAKER REMOVED. … |
| COM-2519382 | EV charger | Finaled | Iss. Oct 2, 2025 | $100,000 | EPC - INSTALL 20 EVCS AND (1) GATEWAY THAT'S FED THROUGH 150A PANELBOARD WITH 150A MAIN BREAKER . (20) CHARGERS SHALL B… |
| COM-2400064 | Plan revision / deferred submittal | Complete | App. Jan 2, 2024 | — |